Canons · Harrow · Harrow East constituency · 51.62134, -0.29331

HA8 8AE— Canons, Harrow

Location and area intelligence for HA8 8AE, Canons, Harrow

The family fortress

 

Schools 100%Safety 80/100Transport 25/100Yield 4.66%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
80
Schools
60
Transport
25
Environment
59
Investment
57

The bottom line

HA8 8AE 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: 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 8AE

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-5.2% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for HA8 8AE

🛡️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 8AE 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 · 20 min walk

P8: +1.10A8: 66.6

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 88 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.2 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+28% vs borough

Crime by type

Other25%
Anti-social behaviour21%
Violence & sexual offences19%
Vehicle crime12%
Burglary10%
Theft5%
Drug offences4%
Robbery3%

Road safety

97

Road safety score

3

Accidents (5yr)

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.0km

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area74.5 m²

EPC breakdown

C
6%
D
4%
E
2%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 10%Terraced 10%Flat 67%Other 14%

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£186,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,373
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+8.3%

Total change

+688%

Market Activity

Price Velocity & Acceleration

Current Velocity

+283.9%

per year

Acceleration

+257.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached11.1%
Terraced11.1%
Flat/maisonette77.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£130k£72k-44.6%1
Post-dot-com plateau2001–2004£207k£174k-15.9%1.5
Pre-crash peak2006–2007£158k£183k+15.9%2
GFC & correction2012–2012£180k£180k+0%1
Brexit uncertainty2017–2018£211k£267k+26.5%1
Rate-rise correction2022–2022£1.02m£1.02m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-6.2% alpha

Flat/maisonette-6.2% α
Local
2.7%
District
8.9%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Stanmore Underground StationJubilee line
8.4 min walk
Elstree & Borehamwood

Nearby stations

Stanmore Underground StationJubilee
9 min walk
Canons Park Underground StationJubilee
19 min walk
Edgware Underground StationNorthern
19 min walk
Burnt Oak Underground StationNorthern
36 min walk
Queensbury Underground StationJubilee
38 min walk
No bus stops within 400m

13

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria ★62 min
Waterloo66 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park117m
Santander docks (800m)0
Nearest cycle dock8.7 km

Nearby car parks

🅿️
Stanmore station car park
653m

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: 14.3 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 67%
More green space than 93% of London

Nearest SSSI: Bentley Priory SSSI — 2.6 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

JAI MEDICAL CENTRE

114 EDGWAREBURY LANE, HA8 8NB

14 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

3

Convenience

Nearest supermarketKosher Edge · 1.3 km
11 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)

14m

Post office

Nearby shops

Spar16 m
Tesco Express121 m

Nearby cafes

Good Friends Cafe969 m

Nearby restaurants

McDonald's112 m

Nearby pharmacies

Andrews Pharmacy33 m

Nearby health

Mulberry Medical Practice145 m
Food hygiene (5-star)56% of 18

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
79

High street

A

High street health

Registered businesses

B.K & J LTD
BARNETT DELI EXPRESS LTD
BLU 2002 LIMITED
C.E RAIL LIMITED
CANNON MINI MARKET LTD

+11 more

Investment

Investment grade, yield and market outlook

57

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 score17/100
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

41.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,347m
Crossrail 2 route15,200m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,465 nationally

1,994

Est. population

4,081/km²

60%

Employed

53%

Degree educated

£39,800

Median income

2.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

51

Community stability

Age profile

22%
18%
21%
18%
20%
Under 1822%
18–3418%
35–4921%
50–6419%
65+20%

Tenure

38%
31%
24%
Own outright38%
Own (mortgage)31%
Private rent24%
Social rent6%
Shared ownership0%
Rent free0%

Ethnicity

29%
42%
White British29%
White Other13%
Asian42%
Black5%
Mixed3%
Other9%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine10%
No car household17%
Unemployed2%
No qualifications15%

Housing tenure (Census 2021)

Private rent24%
Social rent6%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
100%
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)
3
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)

LAND AT JUNCTION OF, LAND AT JUNCTION OF, BROCKLEY HILL, LONDON ROAD, HA7 4NZ81 homes
completed
Adjacent No 80, Adjacent No 80, Stonegrove Gardens, Edgware, HA8 7TD2 homes
completed
1-6 Garages, 1-6 Garages, Willow Court, Edgware, HA8 8AG2 homes
completed
Land at 1 - 3, Land at 1 - 3, Brockleyside, Stanmore, HA7 4NX1 homes
completed
EDGEWARE SCHOOL PLAYING FIELD, SOUTH OF, EDGEWARE SCHOOL PLAYING FIELD, SOUTH OF, SPUR ROAD, Edgware, HA81 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 8AE

Full postcodeHA8 8AE
Postcode districtHA8
BoroughLondon Borough of Harrow
WardCanons
Latitude51.621339
Longitude-0.293315
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