Edgware · Harrow · Harrow East constituency · 51.61120, -0.28360

HA8 6NU— Edgware, Harrow

Location and area intelligence for HA8 6NU, Edgware, Harrow

The family fortress

 

Schools 100%Safety 80/100Transport 31/100Yield 4.66%

Best for: Families, Investors

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

Liveability
58
Safety
80
Schools
90
Transport
31
Environment
59
Investment
69

The bottom line

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

The catch: 59 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 6NU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.1% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for HA8 6NU

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA8 6NU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Krishna Avanti Primary School

Not yet inspected · Inspected Jun 2025 · 10 min walk

KS2: 110.9

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 17 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 96 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.0 incidents per 1,000 residents

Better than 50% of London
→ Stable

+13% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences25%
Other18%
Vehicle crime13%
Theft6%
Burglary6%
Robbery5%
Drug offences3%

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) · 1.3km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area98.3 m²

EPC breakdown

C
2%
D
4%
E
2%
F
1%

Based on 9 properties · Confidence: low

Street mix

Semi 67%Terraced 22%Flat 11%

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£245,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,024
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2016 · CAGR

+9.3%

Total change

+542%

Market Activity

Price Velocity & Acceleration

Current Velocity

+168.2%

per year

Acceleration

+213.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached70.6%
Terraced23.5%
Flat/maisonette5.9%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£97k£197k+104.1%1.3
Post-dot-com plateau2001–2004£202k£310k+53.5%2
Pre-crash peak2007–2007£356k£356k+0%2
Help-to-Buy recovery2013–2016£420k£620k+47.6%1.7

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Semi-detached-0.1% α
Local
5.8%
District
5.9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Edgware Underground StationNorthern line
7.8 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
8 min walk
Canons Park Underground StationJubilee
11 min walk
Burnt Oak Underground StationNorthern
21 min walk
Stanmore Underground StationJubilee
21 min walk
Queensbury Underground StationJubilee
24 min walk
No bus stops within 400m

30

Walkability score

17

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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park252m
Santander docks (800m)0
Nearest cycle dock7.8 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
591m

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 waterMEDIUM
Medium
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: 13.0 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 28%
More green space than 92% of London

Nearest SSSI: Bentley Priory SSSI — 3.4 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

5 min walk

5

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 439 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketGreens International Food Centre · 660 m
5 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

699m

Post office

Nearby shops

Elite Food and Wine228 m
Wenzel's617 m
Food Centre628 m
Sharon's Bakery714 m

Nearby cafes

Lisbon Deli Café223 m
Caffè Nero512 m
Food for Thought516 m
Starbucks524 m

Nearby restaurants

Zan Zi Bar197 m
Domino's299 m
Little Resham369 m
Il Mascalzone473 m

Nearby pubs

The Three Wishes233 m

Nearby gyms

Xcelerate Gym683 m

Nearby pharmacies

Boots602 m

Nearby health

The Old Red Hill Clinic (Barnet Adolescent Services)439 m
Small Dental970 m
Food hygiene (5-star)46% of 85

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

EGO THERAPY LTD
ESSEL ACOUSTICS LIMITED
OAKDENE PARTNERS LIMITED
WHAT IF CONSULTANCY LIMITED

Investment

Investment grade, yield and market outlook

69

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 score15/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

21

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,070m
Crossrail 2 route13,944m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,428 nationally

1,878

Est. population

6,879/km²

57%

Employed

41%

Degree educated

£45,400

Median income

8.0%

Claimant rate

Inner cityMedium densityEstablished mixed

33

Community stability

Age profile

23%
24%
22%
13%
18%
Under 1823%
18–3424%
35–4922%
50–6413%
65+18%

Tenure

29%
17%
51%
Own outright29%
Own (mortgage)18%
Private rent51%
Social rent3%
Shared ownership1%

Ethnicity

23%
27%
31%
White British23%
White Other27%
Asian31%
Black8%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine18%
No car household33%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent51%
Social rent3%

vs. London

Income vs London+8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
8
Local approval rate
50%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
Largest scheme
189 homes · Edgware Town Football Club, Edgware Town Football Club, Burnt Oak Broadway, Edgware, HA8 5AQ
Pipeline pressure
NONE

Named schemes (500m)

Stonegrove Filling Station, Stonegrove Filling Station, High Street, Edgware, HA8 7SY26 homes
completed
186, High Street, HA8 7EX20 homes
completed
SHELL GARAGE SITE, 162-166, SHELL GARAGE SITE, 162-166, HIGH STREET, EDGWARE, HA813 homes
completed
Trinominis House, 125 - 129, Trinominis House, 125 - 129, High Street, HA8 7DB10 homes
completed
Gresham House, 144, Gresham House, 144, High Street,, Edgware, Middx,, HA8 7EZ9 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
19.6%
Ward turnout
114%
Election year
2026
MP
Bob Blackman (Conservative)
MP majority
11,680
Constituency
Harrow East

Councillors

Nicola BlackmanConservative
Paresh ChudasamaConservative
Yogesh Ratilal TeliConservative

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Key facts for HA8 6NU

Full postcodeHA8 6NU
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.611198
Longitude-0.283600
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
Survey