Canons · Harrow · Harrow East constituency · 51.61777, -0.29075

HA8 7TE— Canons, Harrow

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

The family fortress

 

Schools 100%Safety 81/100Transport 20/100Yield 4.66%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
81
Schools
60
Transport
20
Environment
58
Investment
55

The bottom line

HA8 7TE 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 7TE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.1% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for HA8 7TE

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA8 7TE 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 · 6 min walk

KS2: 105.8

—

Secondary

Avanti House School

Not yet inspected · Inspected Jun 2025 · 17 min walk

P8: +1.10A8: 66.6

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 86 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.3 incidents per 1,000 residents

Better than 54% of London
→ Stable

+5% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences23%
Other17%
Vehicle crime13%
Burglary13%
Theft3%
Robbery1%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.6km

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area53.6 m²

EPC breakdown

C
20%
D
5%
E
1%

Based on 26 properties · Confidence: medium

Street mix

Flat 100%

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£134,000
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
Roof(another dwelling above)
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

2000–2023 · CAGR

+4.4%

Total change

+169%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.8%

per year

Acceleration

-63.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£72k£72k+0%1
Pre-crash peak2007–2007£150k£150k+0%1
Help-to-Buy recovery2015–2015£225k£225k+0%1
Rate-rise correction2023–2023£194k£194k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
13.4 min walk
Elstree & Borehamwood

Nearby stations

Stanmore Underground StationJubilee
11 min walk
Canons Park Underground StationJubilee
14 min walk
Edgware Underground StationNorthern
15 min walk
Burnt Oak Underground StationNorthern
31 min walk
Queensbury Underground StationJubilee
33 min walk
No bus stops within 400m

11

Walkability score

27

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park419m
Santander docks (800m)0
Nearest cycle dock8.4 km

Nearby car parks

🅿️
Stanmore station car park
720m

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: 13.9 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Bentley Priory SSSI — 2.8 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

JAI MEDICAL CENTRE

114 EDGWAREBURY LANE, HA8 8NB

13 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

22

Sports (1km)

0

Convenience

Nearest supermarketKosher Edge · 1.0 km
19 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)

441m

Post office

Nearby shops

Spar447 m
Tesco Express454 m

Nearby cafes

Good Friends Cafe674 m

Nearby restaurants

McDonald's414 m
Melissa1.2 km

Nearby pharmacies

Andrews Pharmacy443 m

Nearby health

Mulberry Medical Practice397 m
Food hygiene (5-star)56% of 18

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

E

High street health

Registered businesses

ALLABOUTROOFING LDN 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 score14/100
Right-to-buy sales (5yr)Owner-occupier growth signal79

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

21.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,938m
Crossrail 2 route14,800m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,304 nationally

1,560

Est. population

2,791/km²

61%

Employed

52%

Degree educated

£45,400

Median income

4.5%

Claimant rate

SuburbanLow densityEstablished mixed

52

Community stability

Age profile

21%
17%
20%
22%
19%
Under 1821%
18–3417%
35–4920%
50–6422%
65+19%

Tenure

30%
31%
16%
22%
Own outright30%
Own (mortgage)31%
Private rent16%
Social rent22%
Shared ownership0%
Rent free1%

Ethnicity

31%
38%
White British31%
White Other12%
Asian39%
Black7%
Mixed3%
Other9%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine12%
No car household25%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Social rent22%
Private rent16%

vs. London

Income vs London+8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
3
Local approval rate
67%
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)
1
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)

Phases 4 to 8 Stonegrove and Spur Road Estate, Phases 4 to 8 Stonegrove and Spur Road Estate, Green Lane, Edgware, HA8 8BT549 homes
completed
Stonegrove And Spur Road Estate, Edgware, HA8 8BT, HA8 8BT295 homes
completed
Phase 4b, Zones 3 & 8 Stonegrove and Spur Rd Estate, Phase 4b, Zones 3 & 8 Stonegrove and Spur Rd Estate, Green Lane, Edgware, HA8 8BT218 homes
completed
Development Phase 2 (Comprising Part Of Character Zones 2 And 4), Stonegrove And Spur Road Estates, Edgware, HA8107 homes
completed
THE BOTTLE & DRAGON PUBLIC HOUSE, 72-82, THE BOTTLE & DRAGON PUBLIC HOUSE, 72-82, STONEGROVE, HA8 7UB20 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 7TE

Full postcodeHA8 7TE
Postcode districtHA8
BoroughLondon Borough of Harrow
WardCanons
Latitude51.617767
Longitude-0.290748
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