Canons · Harrow · Harrow East constituency · 51.61057, -0.28839

HA8 6LU— Canons, Harrow

Location and area intelligence for HA8 6LU, Canons, Harrow

The family fortress

 

Schools 100%Safety 88/100Transport 28/100Yield 4.66%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
60
Safety
88
Schools
90
Transport
28
Environment
62
Investment
58

The bottom line

HA8 6LU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 59 min to victoria — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA8 6LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.1% vs London avg
vs London crime-76.0% vs London avg

Deep-dive guides for HA8 6LU

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA8 6LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Camrose Primary With Nursery

Good · Inspected Jul 2024 · 10 min walk

KS2: 108.0

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 15 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 96 min walk

4 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

15.7 incidents per 1,000 residents

Better than 89% of London
→ Stable

-73% vs borough

Crime by type

Other28%
Anti-social behaviour16%
Vehicle crime16%
Burglary16%
Violence & sexual offences16%
Drug offences4%
Robbery4%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 999m

Crime is 76% below London average

Property

Prices, sales volume and market trends

Avg floor area145 m²

EPC breakdown

C
3%

Based on 3 properties · Confidence: low

Street mix

Detached 100%

LHA rates — North West London

Shared room£621/mo
1 bedroom£1100/mo
2 bedrooms£1350/mo
3 bedrooms£1680/mo
4 bedrooms£2100/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£362,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,924
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2021 · CAGR

+2.6%

Total change

+55%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.7%

per year

Acceleration

-191.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 13 sales

Property Type Mix

Total: 13 sales

Detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£587k£587k+0%8
Pre-crash peak2007–2007£678k£678k+0%1
Help-to-Buy recovery2014–2015£860k£342k-60.2%1
Brexit uncertainty2018–2018£975k£975k+0%1
Pandemic surge2021–2021£910k£910k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Canons Park Underground StationJubilee line
6.5 min walk
Mill Hill Broadway

Nearby stations

Canons Park Underground StationJubilee
7 min walk
Edgware Underground StationNorthern
12 min walk
Stanmore Underground StationJubilee
18 min walk
Queensbury Underground StationJubilee
23 min walk
Burnt Oak Underground StationNorthern
24 min walk
No bus stops within 400m

11

Walkability score

4

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria ★59 min
Waterloo63 min ↑
Canary Wharf74 min ↑
City66 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park471m
Santander docks (800m)0
Nearest cycle dock7.9 km

Nearby car parks

🅿️
Canons Park Station Car Park
471m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G90%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.2 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 16%
More green space than 96% of London

Nearest SSSI: Bentley Priory SSSI — 3.2 km

Energy

Solar: 846 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield845.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MSE ICB ADHD BODY AND MIND

8TH FLOOR, ELIZABETH HOUSE, 54-58 HIGH STREET, HA8 7EJ

9 min walk

3

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 776 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (568 m)

Nearest supermarketKosher Edge · 1.0 km
20 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
608 licensed premises in borough231 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Elite Food and Wine557 m

Nearby cafes

Lisbon Deli Café438 m
Canons Perk583 m
Good Friends Cafe613 m

Nearby restaurants

Zan Zi Bar536 m
Melissa568 m
Cannons Tandoori588 m
Domino's632 m

Nearby pubs

The Three Wishes568 m
Food hygiene (5-star)70% of 20

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

WHITCHURCH GARDENS MANAGEMENT COMPANY LIMITED

Investment

Investment grade, yield and market outlook

58

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,500London avg: £1,950/mo
Gross yield
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

35.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,256m
Crossrail 2 route14,149m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,371 nationally

1,590

Est. population

6,022/km²

59%

Employed

53%

Degree educated

£45,400

Median income

3.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

51

Community stability

Age profile

19%
17%
18%
19%
27%
Under 1819%
18–3417%
35–4918%
50–6419%
65+27%

Tenure

44%
27%
26%
Own outright45%
Own (mortgage)27%
Private rent26%
Social rent1%
Shared ownership2%
Rent free0%

Ethnicity

32%
18%
33%
White British32%
White Other18%
Asian33%
Black4%
Mixed3%
Other11%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine11%
No car household18%
Unemployed2%
No qualifications15%

Housing tenure (Census 2021)

Private rent26%
Social rent1%

vs. London

Income vs London+8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Planning apps (3 years)
1
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
26 homes · Stonegrove Filling Station, Stonegrove Filling Station, High Street, Edgware, HA8 7SY
Pipeline pressure
NONE

Named schemes (500m)

Former Edgware Tennis Club &, 104, Former Edgware Tennis Club &, 104, Whitchurch Gardens, HA8 6DB8 homes
completed
37, 37, Whitchurch Gardens, Edgware, HA8 6PF4 homes
completed
141, 141, Whitchurch Lane, Edgware, HA8 6NZ3 homes
completed
105, 105, Whitchurch Lane, Edgware, HA8 6NZ3 homes
completed
133, 133, Whitchurch Lane, Edgware, HA8 6NZ3 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
35.1%
Ward turnout
82%
Election year
2026
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Ameet JogiaConservative
Amir MoshensonConservative

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Key facts for HA8 6LU

Full postcodeHA8 6LU
Postcode districtHA8
BoroughLondon Borough of Harrow
WardCanons
Latitude51.610566
Longitude-0.288390
Parliamentary constituencyHarrow East
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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