Edgware · Barnet · Hendon constituency · 51.61324, -0.27783

HA8 5BF— Edgware, Barnet

Location and area intelligence for HA8 5BF, Edgware, Barnet

Workplace / area profile

This postcode has no recorded homes — it reads as a workplace or commercial address. Residential measures like liveability, schools-for-families and mortgage context are not shown.

 

Schools 100%Safety 64/100Transport 51/100Yield 4.81%
Compare areas

Investment-grade — strong yield and growth signals

Area score
53
Safety
64
Schools
90
Transport
51
Environment
48
Investment
74

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Location

HA8 5BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+163.0% vs London avg

Deep-dive guides for HA8 5BF

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

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How HA8 5BF 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 · 5 min walk

KS2: 105.1

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 21 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 98 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

170.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+175% vs borough

Crime by type

Other31%
Violence & sexual offences21%
Anti-social behaviour20%
Theft8%
Burglary7%
Vehicle crime6%
Robbery4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.7km

Crime is +163% above London average

Property

Prices, sales volume and market trends

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/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

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Council tax band Band EAnnual charge £2,320
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Edgware Underground StationNorthern line
2.4 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
3 min walk
Canons Park Underground StationJubilee
17 min walk
Burnt Oak Underground StationNorthern
19 min walk
Stanmore Underground StationJubilee
24 min walk
Mill Hill BroadwayNational Rail
25 min walk
No bus stops within 400m

56

Walkability score

65

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria ★50 min
Waterloo52 min ↑
Canary Wharf62 min ↑
City54 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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park125m
Santander docks (800m)0
Nearest cycle dock7.7 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
281m

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: 12.9 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 22%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 5.1 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): 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

10

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 207 m
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

48

Parks (1km)

25

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

9

Convenience

Nearest supermarketGreens International Food Centre · 210 m
10 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
941 licensed premises in borough130 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

246m

Post office

Nearby shops

Wenzel's158 m
Food Centre168 m
Elite Food and Wine233 m
Shefa Mehadrin296 m

Nearby cafes

Caffè Nero65 m
Starbucks71 m
Costa181 m
walk & eat230 m

Nearby restaurants

Subway81 m
Il Mascalzone118 m
Nando's161 m
Greggs174 m

Nearby pubs

The Three Wishes227 m

Nearby gyms

Xcelerate Gym667 m
The Drive Tennis Club774 m

Nearby pharmacies

Boots174 m

Nearby health

The Old Red Hill Clinic (Barnet Adolescent Services)207 m
Small Dental635 m
Edgware Community Hospital890 m
Edgware NHS Walk-In Centre931 m
Food hygiene (5-star)47% of 153

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Investment

Investment grade, yield and market outlook

74

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,550London avg: £1,950/mo
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

30.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,956m
Crossrail 2 route13,802m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,746 nationally

1,948

Est. population

6,784/km²

61%

Employed

45%

Degree educated

£39,800

Median income

5.3%

Claimant rate

Urban coreMedium densityEstablished mixed

37

Community stability

Age profile

23%
24%
22%
16%
15%
Under 1823%
18–3424%
35–4922%
50–6416%
65+15%

Tenure

29%
22%
46%
Own outright29%
Own (mortgage)22%
Private rent46%
Social rent4%
Shared ownership0%

Ethnicity

32%
24%
24%
White British32%
White Other24%
Asian24%
Black6%
Mixed3%
Other11%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine14%
No car household34%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent46%
Social rent4%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
13
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
23
Local approval rate
31%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/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
Barkeley House, 18-24, Barkeley House, 18-24, High Street, Edgware, HA8 7RP44 homes
completed
THE BELLE VUE CINEMA, THE BELLE VUE CINEMA, STATION ROAD, HA838 homes
completed
186, High Street, HA8 7EX20 homes
completed
2, 2, Penshurst Gardens, Stream Lane, Edgware, HA815 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.8%
Ward turnout
43%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
15
Constituency
Hendon

Councillors

Shuey GordonConservative
Nick Mearing-SmithConservative
Lucy Emma WakeleyConservative

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Key facts for HA8 5BF

Full postcodeHA8 5BF
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.613244
Longitude-0.277832
Parliamentary constituencyHendon
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