Edgware · Barnet · Hendon constituency · 51.61104, -0.27839

HA8 7AB— Edgware, Barnet

Location and area intelligence for HA8 7AB, Edgware, Barnet

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 45/100Yield 4.81%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
69
Schools
90
Transport
45
Environment
52
Investment
74

The bottom line

HA8 7AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catches: high noise levels nearby; 50 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

HA8 7AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+111.0% vs London avg

Deep-dive guides for HA8 7AB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How HA8 7AB 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 · 3 min walk

KS2: 105.1

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 18 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 95 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

136.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+120% vs borough

Crime by type

Other31%
Violence & sexual offences25%
Anti-social behaviour18%
Vehicle crime10%
Theft7%
Burglary4%
Drug offences3%
Robbery3%

Road safety

97

Road safety score

3

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

13

Incidents (5yr)

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

Crime is +111% above London average

Property

Prices, sales volume and market trends

Avg floor area52.9 m²

EPC breakdown

C
15%
D
15%
E
7%
F
5%
G
3%

Based on 45 properties · Confidence: high

Street mix

Detached 14%Flat 57%Other 29%

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
Rebuild cost estimate£132,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+5.6%

Total change

+310%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.0%

per year

Acceleration

-515.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 4 sales

Property Type Mix

Total: 4 sales

Detached25%
Flat/maisonette75%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£73k+45%1
Post-dot-com plateau2002–2002£410k£410k+0%1
Pandemic surge2021–2021£205k£205k+0%1

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 4

Good

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

Nearby stations

Edgware Underground StationNorthern
5 min walk
Canons Park Underground StationJubilee
15 min walk
Burnt Oak Underground StationNorthern
17 min walk
Queensbury Underground StationJubilee
24 min walk
Stanmore Underground StationJubilee
25 min walk
No bus stops within 400m

47

Walkability score

76

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

26

Car parks (800m)

0

EV chargers (800m)

Nearest car park26m
Santander docks (800m)0
Nearest cycle dock7.6 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
234m
🅿️
Blood Donor Parking
674m

Connectivity

Broadband and mobile coverage

74%

Full fibre

68%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed349 Mbps
Median download381 Mbps
Superfast coverage74%
All operators 5G78%

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.8 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 40%
More green space than 76% of London

Nearest SSSI: Brent Reservoir SSSI — 4.9 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

1 min walk

12

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 88 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

25

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketGreens International Food Centre · 442 m
3 tennis courts

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)

474m

Post office

Nearby shops

Elite Food and Wine223 m
Wenzel's356 m
Food Centre374 m
Shefa Mehadrin541 m

Nearby cafes

Caffè Nero256 m
Food for Thought267 m
Starbucks273 m
Costa276 m

Nearby restaurants

Little Resham18 m
Domino's63 m
Il Mascalzone171 m
Zan Zi Bar173 m

Nearby pubs

The Three Wishes198 m

Nearby gyms

Xcelerate Gym443 m
The Drive Tennis Club1.0 km

Nearby pharmacies

Boots297 m

Nearby health

The Old Red Hill Clinic (Barnet Adolescent Services)88 m
Edgware Community Hospital722 m
Edgware NHS Walk-In Centre734 m
Small Dental883 m
Food hygiene (5-star)47% of 157

Business

Local businesses registered here

Active businesses
271
New (last 12 months)
19
Dissolved (last 12 months)
0
Industry diversity
85
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

1809 EAST PANPENINSULA LTD
2 STAR INVESTMENTS LIMITED
23 RELIANT LTD
8 POOLS AND SPA LTD
8 REFURBISHMENT LTD

+15 more

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 score18/100
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

29.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,805m
Crossrail 2 route13,664m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,427 nationally

1,906

Est. population

5,857/km²

59%

Employed

41%

Degree educated

£39,800

Median income

7.9%

Claimant rate

Inner cityMedium densityEstablished mixed

33

Community stability

Age profile

28%
22%
24%
14%
Under 1828%
18–3422%
35–4924%
50–6414%
65+12%

Tenure

24%
17%
48%
Own outright24%
Own (mortgage)17%
Private rent48%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

22%
23%
30%
White British22%
White Other23%
Asian30%
Black11%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine18%
No car household37%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent48%
Social rent10%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
22
Local approval rate
30%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

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)

Edgware Town Football Club, Edgware Town Football Club, Burnt Oak Broadway, Edgware, HA8 5AQ189 homes
completed
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
9-17, 9-17, High Street, Edgware, HA8 7EE31 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 7AB

Full postcodeHA8 7AB
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.611040
Longitude-0.278392
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