Canons · Harrow · Harrow East constituency · 51.61176, -0.29821

HA8 6SD— Canons, Harrow

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

The family fortress

 

Schools 100%Safety 82/100Transport 34/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
82
Schools
60
Transport
34
Environment
57
Investment
48

The bottom line

HA8 6SD 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 catch: 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 6SD

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-15.0% vs London avg

Deep-dive guides for HA8 6SD

🛡️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 6SD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Aylward Primary School

Not yet inspected · 7 min walk

KS2: 105.8

—

Secondary

Avanti House School

Not yet inspected · Inspected Jun 2025 · 7 min walk

P8: +1.10A8: 66.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 75 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.3 incidents per 1,000 residents

Better than 58% of London
→ Stable

-4% vs borough

Crime by type

Vehicle crime23%
Anti-social behaviour21%
Other20%
Burglary19%
Violence & sexual offences12%
Drug offences2%
Theft1%
Robbery1%

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) · 902m

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,995/m²
Price per ft²£557/ft²
Avg floor area104.4 m²

EPC breakdown

C
8%
D
15%
E
10%

Based on 33 properties · Confidence: high

Street mix

Semi 94%Detached 6%

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£261,000
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,474
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.1%

Total change

+458%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.9%

per year

Acceleration

+9.75

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 32 sales

Property Type Mix

Total: 32 sales

Detached6.3%
Semi-detached93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£120k£208k+73.3%2.3
Post-dot-com plateau2002–2002£309k£309k+0%1
Pre-crash peak2006–2006£314k£314k+0%2
GFC & correction2011–2012£367k£380k+3.6%1.5
Help-to-Buy recovery2013–2016£440k£601k+36.6%2
Brexit uncertainty2017–2019£385k£608k+57.9%1
Pandemic surge2020–2021£582k£579k-0.6%2
Rate-rise correction2023–2023£620k£620k+0%1
Current market2024–2025£615k£670k+8.9%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Semi-detached-0.6% α
Local
6.1%
District
6.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Canons Park Underground StationJubilee line
5.7 min walk
Kenton

Nearby stations

Canons Park Underground StationJubilee
6 min walk
Stanmore Underground StationJubilee
12 min walk
Edgware Underground StationNorthern
20 min walk
Queensbury Underground StationJubilee
27 min walk
Burnt Oak Underground StationNorthern
32 min walk
No bus stops within 400m

14

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★59 min
Victoria62 min ↑
Waterloo61 min ↑
Canary Wharf69 min ↑
City65 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park381m
Santander docks (800m)0
Nearest cycle dock8.4 km

Nearby car parks

🅿️
Canons Park Station Car Park
381m
🅿️
Stanmore station car park
729m

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 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: 13.7 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 67%
More green space than 91% of London

Nearest SSSI: Bentley Priory SSSI — 2.5 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): None recorded

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

HARROW FRAILTY HOSPITAL AT HOME - CLCH

HONEYPOT LANE HEALTH CENTRE, 839 HONEYPOT LANE, HA7 1AR

8 min walk

1

GPs within 1km

7

Dentists within 1km

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.5 km
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

61

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

24

Sports (1km)

0

Convenience

Nearest supermarketTriple A Cash and Carry · 1.8 km
21 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)

1.1km

Post office

Nearby shops

Honeypot Stores642 m
Spar1.1 km

Nearby cafes

Good Friends Cafe172 m
Canons Perk494 m

Nearby restaurants

Cannons Tandoori486 m
Melissa496 m

Nearby pharmacies

Kings Pharmacy613 m

Nearby health

Honeypot Lane Centre NHS Clinic707 m
Food hygiene (5-star)71% of 24

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

ALISHA RAJA LIMITED
AO BUILDERS LTD
JOURNALIST SUPPORT COMMITTEE
KAKLOTRA LTD
M B LOGISTIK LTD

+2 more

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.4

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,840m
Crossrail 2 route14,757m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,535 nationally

1,464

Est. population

5,140/km²

60%

Employed

50%

Degree educated

£45,400

Median income

3.5%

Claimant rate

Inner cityMedium densityEstablished mixed

54

Community stability

Age profile

20%
22%
21%
19%
19%
Under 1820%
18–3422%
35–4921%
50–6419%
65+19%

Tenure

42%
30%
19%
Own outright42%
Own (mortgage)30%
Private rent19%
Social rent9%

Ethnicity

26%
13%
44%
White British26%
White Other13%
Asian44%
Black5%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine13%
No car household13%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent19%
Social rent9%

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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
787 homes · Government Buildings, Government Buildings, Honeypot Lane, Stanmore, HA7 1BB
Pipeline pressure
NONE

Named schemes (500m)

1, 1, Howberry Road, Edgware, HA8 6SR2 homes
completed
114, 114, Howberry Road, Edgware, HA8 6SY2 homes
completed
2, 2, Howberry Road, HA8 6SP2 homes
completed
120, 120, Cheyneys Avenue, Edgware, HA8 6SE2 homes
completed
The Lodge, The Lodge, Donnefield Avenue, HA8 6RH1 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 6SD

Full postcodeHA8 6SD
Postcode districtHA8
BoroughLondon Borough of Harrow
WardCanons
Latitude51.611761
Longitude-0.298209
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