Edgware · Harrow · Harrow East constituency · 51.61178, -0.28186

HA8 7NP— Edgware, Harrow

Location and area intelligence for HA8 7NP, Edgware, Harrow

The practical family move

 

Schools 100%Safety 80/100Transport 33/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
61
Safety
80
Schools
90
Transport
33
Environment
51
Investment
54

The bottom line

HA8 7NP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 7NP

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 7NP

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

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“The practical family move”

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How HA8 7NP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Edgware Primary School

Not yet inspected · 6 min walk

KS2: 105.1

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 18 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 97 min walk

4 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) · 1.4km

Crime is 0% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,079/m²
Price per ft²£379/ft²
Avg floor area71.9 m²

EPC breakdown

C
7%
D
16%
E
10%
F
2%

Based on 35 properties · Confidence: high

Street mix

Semi 4%Flat 96%

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£179,750
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)
Roof(another dwelling above)
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

1995–2025 · CAGR

+5.3%

Total change

+368%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+8.81

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached3.6%
Flat/maisonette96.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£124k+100%3.7
Post-dot-com plateau2001–2004£144k£210k+45.8%3
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2008–2012£260k£220k-15.4%2
Help-to-Buy recovery2013–2016£298k£321k+7.9%1.2
Brexit uncertainty2017–2018£400k£300k-25%1.5
Pandemic surge2020–2021£350k£436k+24.6%1
Rate-rise correction2022–2023£235k£318k+35.3%1
Current market2024–2025£290k£290k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
8.8%
District
8.1%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing4
Trend Position100

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
6.2 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
7 min walk
Canons Park Underground StationJubilee
12 min walk
Burnt Oak Underground StationNorthern
20 min walk
Stanmore Underground StationJubilee
22 min walk
Queensbury Underground StationJubilee
25 min walk
No bus stops within 400m

37

Walkability score

31

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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park126m
Santander docks (800m)0
Nearest cycle dock7.7 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
472m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.0 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 3.5 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): 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

4 min walk

9

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 320 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

20

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketGreens International Food Centre · 524 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

563m

Post office

Nearby shops

Elite Food and Wine92 m
Wenzel's480 m
Food Centre491 m
Shefa Mehadrin584 m

Nearby cafes

Lisbon Deli Café274 m
Caffè Nero375 m
Starbucks387 m
Costa459 m

Nearby restaurants

Zan Zi Bar81 m
Domino's197 m
Little Resham258 m
Il Mascalzone341 m

Nearby pubs

The Three Wishes96 m

Nearby gyms

Xcelerate Gym642 m
The Drive Tennis Club1.0 km

Nearby pharmacies

Boots467 m

Nearby health

The Old Red Hill Clinic (Barnet Adolescent Services)320 m
Small Dental860 m
Food hygiene (5-star)48% of 133

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ALL THINGS FAB LTD
HKM TRADING LTD
ISAKAMAZON LTD

Investment

Investment grade, yield and market outlook

54

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 score17/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

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

4/100

Velocity score

Future outlook

42.1

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,032m
Crossrail 2 route13,897m

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)
12
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
14
Local approval rate
46%
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)
18
Largest scheme
189 homes · Edgware Town Football Club, Edgware Town Football Club, Burnt Oak Broadway, Edgware, HA8 5AQ
Pipeline pressure
NONE

Named schemes (500m)

Middlesex House, 29 - 45, Middlesex House, 29 - 45, High Street, Edgware, HA8 7UU165 homes
completed
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
FORMER BELLE VUE CINEMA CAR PARK, FORMER BELLE VUE CINEMA CAR PARK, MANOR PARK CRESCENT, HA8 7LU11 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 7NP

Full postcodeHA8 7NP
Postcode districtHA8
BoroughLondon Borough of Harrow
WardEdgware
Latitude51.611784
Longitude-0.281859
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