Canons · Harrow · Harrow East constituency · 51.61527, -0.28710

HA8 7RU— Canons, Harrow

Location and area intelligence for HA8 7RU, Canons, Harrow

The family fortress

 

Schools 100%Safety 88/100Transport 22/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
88
Schools
90
Transport
22
Environment
56
Investment
45

The bottom line

HA8 7RU 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 victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 7RU

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 7RU

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA8 7RU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Aylward Primary School

Not yet inspected · 9 min walk

KS2: 105.8

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 22 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 102 min walk

2 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)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.5km

Crime is 76% 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£6,057/m²
Price per ft²£563/ft²
Avg floor area199.8 m²

EPC breakdown

C
3%
D
13%
E
8%

Based on 24 properties · Confidence: medium

Street mix

Semi 48%Terraced 5%Detached 48%

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£499,500
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 FAnnual charge £2,924
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.1%

Total change

+575%

Market Activity

Price Velocity & Acceleration

Current Velocity

+49.6%

per year

Acceleration

+36.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 44 sales

Property Type Mix

Total: 44 sales

Detached47.7%
Semi-detached47.7%
Terraced4.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£214k£375k+75.4%2.2
Post-dot-com plateau2001–2004£387k£523k+34.8%2.3
Pre-crash peak2005–2007£626k£790k+26.2%1.7
GFC & correction2008–2012£710k£880k+23.9%1.4
Help-to-Buy recovery2013–2016£684k£873k+27.6%1.8
Brexit uncertainty2018–2019£885k£880k-0.6%2
Pandemic surge2021–2021£1.20m£1.20m+0%1
Rate-rise correction2022–2023£850k£965k+13.5%1
Current market2024–2024£1.44m£1.44m+0%2

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0.8% alpha

Weakest performer

Semi-detached

-2.2% alpha

Detached+0.8% α
Local
7.5%
District
6.7%
Semi-detached-2.2% α
Local
5.6%
District
7.8%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
11.6 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
11 min walk
Canons Park Underground StationJubilee
12 min walk
Stanmore Underground StationJubilee
15 min walk
Burnt Oak Underground StationNorthern
26 min walk
Queensbury Underground StationJubilee
29 min walk
No bus stops within 400m

11

Walkability score

5

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park405m
Santander docks (800m)0
Nearest cycle dock8.1 km

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: 13.5 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 34%
More green space than 89% of London

Nearest SSSI: Bentley Priory SSSI — 3.1 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

MSE ICB ADHD BODY AND MIND

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

10 min walk

4

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 804 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

21

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (567 m)

No restaurants within 800m — nearest: Zan Zi Bar (607 m)

Nearest supermarketKosher Edge · 735 m
19 tennis courts1 swimming pools

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)

805m

Post office

Nearby shops

Elite Food and Wine542 m
Louis Mann & Son Ltd732 m
Sharon's Bakery746 m
Shefa Mehadrin751 m

Nearby cafes

Good Friends Cafe701 m
Lisbon Deli Café736 m
Caffè Nero745 m
Starbucks746 m

Nearby restaurants

Zan Zi Bar607 m
Domino's719 m
Subway750 m
Eli's Pizza756 m

Nearby pubs

The Three Wishes567 m

Nearby pharmacies

Andrews Pharmacy803 m

Nearby health

Mulberry Medical Practice731 m
Small Dental800 m
The Old Red Hill Clinic (Barnet Adolescent Services)804 m
Food hygiene (5-star)69% of 13

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

E

High street health

Registered businesses

ESMART PROFESSIONALS LTD
GOLDEX VENTURES LIMITED
HERITAGE GLOBAL SECURITY SERVICES LTD
J M LAKEVIEW LIMITED
KCMB PROPERTIES LTD

+8 more

Investment

Investment grade, yield and market outlook

45

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 score16/100
Right-to-buy sales (5yr)Owner-occupier growth signal79
Sales last 12 months0

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

4/100

Velocity score

Future outlook

40.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,563m
Crossrail 2 route14,427m

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
Yes
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
6
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)
6
Largest scheme
549 homes · Phases 4 to 8 Stonegrove and Spur Road Estate, Phases 4 to 8 Stonegrove and Spur Road Estate, Green Lane, Edgware, HA8 8BT
Pipeline pressure
NONE

Named schemes (500m)

THE BOTTLE & DRAGON PUBLIC HOUSE, 72-82, THE BOTTLE & DRAGON PUBLIC HOUSE, 72-82, STONEGROVE, HA8 7UB20 homes
completed
58-70, 58-70, Stonegrove, Edgware, HA8 7UB15 homes
completed
108-110, 108-110, Stonegrove, Edgware, HA8 7UB6 homes
completed
Adjacent No 80, Adjacent No 80, Stonegrove Gardens, Edgware, HA8 7TD2 homes
completed
62, 62, Canons Drive, Harrow, HA8 7RD1 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 7RU

Full postcodeHA8 7RU
Postcode districtHA8
BoroughLondon Borough of Harrow
WardCanons
Latitude51.615268
Longitude-0.287101
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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