Neighbourhood · Harrow

Edgware West: house prices and how the area is changing

Official figures for the Edgware West neighbourhood of Harrow, England (ONS area Harrow 007). Headline figures assembled 12 October 2026. Postcodes HA8. Figures that read a point use the neighbourhood's centre, near HA8 5RL.

A middle-income neighbourhood, with signals pointing away from gentrification

Edgware West is a middle-income neighbourhood. But area signals point away from gentrification against Harrow (6 of 22 signals falling, none rising). Houses here typically resell for £550,000 and flats for £332,500 (median resale prices, 2023-2025). Recorded crime is higher than across Harrow (1.1 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Edgware, is about a 14-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 12 October 2026; source dates are shown below.

Typical house price

£550,000

Median resale price of houses in the neighbourhood, 2023-2025; +10% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£332,500

Median resale price of flats in the neighbourhood, 2023-2025; +2% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Moving the other way

Weighted balance -0.27; 0 of 22 signals up, 6 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 6 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 2 to 6.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£67,600

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.1 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Edgware West sits in Harrow

Typical house price: joint 6th lowest of 30 neighbourhoods in Harrow
Typical flat price: 10th lowest of the 21 neighbourhoods in Harrow with enough flat sales for one
Average household income: 6th lowest of 30 neighbourhoods in Harrow

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 12 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Edgware West

Median resale price of houses each year here and across Harrow, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Harrow, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 12 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

0 of 22 counted signals point towards rising affluence against Harrow, 6 the other way and 16 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Falling behind the borough

Recorded crime
Anti-social behaviour
Income deprivation ranking
Home improvement applications
Homes selling
Borough against the region

Stations and schools nearby

Nearest stations

Edgware Underground station, about a 14-minute walk from the neighbourhood's centre (1.0 km in a straight line).
Mill Hill Broadway Railway station, 2.3 km from the neighbourhood's centre in a straight line. About 13 trains an hour leave between 07:00 and 19:00 on a weekday: Thameslink to St Albans City (about 14 min) and Sutton (London) (72 to 78 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Krishna Avanti Primary School 120 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Jun 2025).
Nearest state secondary school Canons High School 810 m from the neighbourhood's centre. Ofsted: Good (Jan 2023).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Edgware West

What is the typical house price in Edgware West?

£550,000. Median resale price of houses in the neighbourhood, 2023-2025; +10% against 2017-2019.

How does Edgware West compare with the rest of Harrow?

Typical house price: joint 6th lowest of 30 neighbourhoods in Harrow. Typical flat price: 10th lowest of the 21 neighbourhoods in Harrow with enough flat sales for one. Average household income: 6th lowest of 30 neighbourhoods in Harrow.

Is Edgware West an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Edgware West gentrifying?

Moving the other way. Weighted balance -0.27; 0 of 22 signals up, 6 down, against the borough.

What is the nearest station to Edgware West?

Edgware. Underground station, about a 14-minute walk from the neighbourhood's centre (1.0 km in a straight line).

Which state schools are nearest to Edgware West?

Nearest state primary school. Krishna Avanti Primary School. 120 m from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 4 areas (Jun 2025). Nearest state secondary school. Canons High School. 810 m from the neighbourhood's centre. Ofsted: Good (Jan 2023).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.