Canons · Harrow · Harrow East constituency · 51.60872, -0.28865

HA8 6RB— Canons, Harrow

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

The family fortress

 

Schools 100%Safety 80/100Transport 35/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
55
Safety
80
Schools
90
Transport
35
Environment
66
Investment
55

The bottom line

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

The catches: 58 min to london bridge — 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 6RB

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 6RB

🛡️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 6RB 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 · 7 min walk

KS2: 108.0

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 13 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 · 94 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 837m

Crime is 0% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA8 district median

£386,500

Based on 99 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,878/m²
Price per ft²£546/ft²
Avg floor area112.7 m²

EPC breakdown

C
5%
D
1%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 9%Terraced 82%Flat 9%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£281,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
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

1999–2025 · CAGR

+4.9%

Total change

+244%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

+27.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached9.1%
Terraced81.8%
Flat/maisonette9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£193k£193k+0%1
Post-dot-com plateau2003–2003£285k£285k+0%1
Pre-crash peak2006–2007£329k£355k+8.1%1
Help-to-Buy recovery2013–2016£430k£548k+27.3%1.5
Pandemic surge2021–2021£545k£545k+0%1
Rate-rise correction2022–2022£530k£530k+0%1
Current market2025–2025£663k£663k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
2.1%
District
3%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Canons Park Underground StationJubilee line
5.2 min walk
Kenton

Nearby stations

Canons Park Underground StationJubilee
5 min walk
Edgware Underground StationNorthern
14 min walk
Stanmore Underground StationJubilee
20 min walk
Queensbury Underground StationJubilee
20 min walk
Burnt Oak Underground StationNorthern
23 min walk
No bus stops within 400m

14

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★58 min
Victoria60 min ↑
Waterloo61 min ↑
Canary Wharf68 min ↑
City64 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 park426m
Santander docks (800m)0
Nearest cycle dock7.8 km

Nearby car parks

🅿️
Canons Park Station Car Park
426m

Connectivity

Broadband and mobile coverage

100%

Full fibre

27%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed209 Mbps
Median download216 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 waterNONE
No assessed surface water flood risk
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 AONB67% green spaceTree canopy: 31%
More green space than 99% 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

4

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 844 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (676 m)

Nearest supermarketGreens International Food Centre · 1.1 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)

1.4km

Post office

Nearby shops

Elite Food and Wine673 m

Nearby cafes

Lisbon Deli Café439 m
Canons Perk482 m
Good Friends Cafe709 m

Nearby restaurants

Melissa467 m
Cannons Tandoori491 m
Zan Zi Bar626 m
Domino's696 m

Nearby pubs

The Three Wishes676 m
Food hygiene (5-star)71% of 21

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

A

High street health

Registered businesses

SLCM (FLD) LTD

Investment

Investment grade, yield and market outlook

55

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 score13/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,126m
Crossrail 2 route14,030m

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)
2
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
215 homes · Phases 7-9 of redevelopment of Government Buildings, Phases 7-9 of redevelopment of Government Buildings, Honeypot Lane, Stanmore, HA7 1BB
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
105, 105, Whitchurch Lane, Edgware, HA8 6NZ3 homes
completed
133, 133, Whitchurch Lane, Edgware, HA8 6NZ3 homes
completed
141, 141, 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 6RB

Full postcodeHA8 6RB
Postcode districtHA8
BoroughLondon Borough of Harrow
WardCanons
Latitude51.608717
Longitude-0.288647
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