Burnt Oak · Barnet · Hendon constituency · 51.60866, -0.27639

HA8 7EF— Burnt Oak, Barnet

Location and area intelligence for HA8 7EF, Burnt Oak, Barnet

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 40/100Yield 4.81%⚠ Knotweed sites nearby

Best for: Families, Investors

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Strong schools, limited transport — ideal for car-owning families

Liveability
60
Safety
69
Schools
90
Transport
40
Environment
54
Investment
74

The bottom line

HA8 7EF 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; 54 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA8 7EF

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 7EF

🛡️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 7EF 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 · 2 min walk

KS2: 105.1

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 16 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 91 min walk

5 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

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 area63.6 m²

EPC breakdown

B
2%
C
8%
D
5%
E
3%
F
2%

Based on 20 properties · Confidence: medium

Street mix

Terraced 7%Flat 67%Other 27%

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£159,000
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 fuelmains gas (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

1995–2022 · CAGR

+4.5%

Total change

+231%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.0%

per year

Acceleration

+45.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 11 sales

Property Type Mix

Total: 11 sales

Terraced9.1%
Flat/maisonette90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£76k£77k+1.3%1.5
Pre-crash peak2006–2006£160k£160k+0%1
Help-to-Buy recovery2016–2016£167k£167k+0%6
Rate-rise correction2022–2022£250k£250k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.8% alpha

Flat/maisonette-3.8% α
Local
4.7%
District
8.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
6.6 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
7 min walk
Burnt Oak Underground StationNorthern
13 min walk
Canons Park Underground StationJubilee
16 min walk
Queensbury Underground StationJubilee
22 min walk
Mill Hill BroadwayNational Rail
24 min walk
No bus stops within 400m

37

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria ★54 min
Waterloo54 min ↑
Canary Wharf64 min ↑
City58 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

53

Car parks (800m)

0

EV chargers (800m)

Nearest car park171m
Santander docks (800m)0
Nearest cycle dock7.4 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
318m
🅿️
Blood Donor Parking
377m
🅿️
Iceland Customer Car Park
774m

Connectivity

Broadband and mobile coverage

100%

Full fibre

71%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed386 Mbps
Median download390 Mbps
Superfast coverage100%
All operators 5G78%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 12.5 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 25%
More green space than 80% of London

Nearest SSSI: Brent Reservoir SSSI — 4.6 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

MSE ICB ADHD BODY AND MIND

8TH FLOOR, ELIZABETH HOUSE, 54-58 HIGH STREET, HA8 7EJ

3 min walk

12

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 313 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

21

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketGreens International Food Centre · 673 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

694m

Post office

Nearby shops

Elite Food and Wine512 m
Wenzel's570 m
Food Centre590 m
Shefa Mehadrin785 m

Nearby cafes

Food for Thought62 m
Lisbon Deli Café422 m
Costa451 m
walk & eat491 m

Nearby restaurants

Little Resham309 m
Domino's330 m
Il Mascalzone408 m
Zan Zi Bar438 m

Nearby pubs

The Three Wishes487 m

Nearby gyms

Xcelerate Gym148 m

Nearby pharmacies

Boots480 m

Nearby health

The Old Red Hill Clinic (Barnet Adolescent Services)313 m
Edgware NHS Walk-In Centre439 m
Edgware Community Hospital447 m
Small Dental1.1 km
Food hygiene (5-star)47% of 146

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

AXEL CORP LIMITED
CAR HOUSE LONDON LIMITED
EDGWARE AUTO DOC LTD
HFT CARS LTD
HS AUTO GARAGE LTD

+9 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 score17/100
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

25.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,519m
Crossrail 2 route13,384m

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)
11
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
22
Local approval rate
40%
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)
17
Largest scheme
250 homes · EDGWARE COMMUNITY HOSPITAL, EDGWARE COMMUNITY HOSPITAL, BURNT OAK BROADWAY, HA8
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
FORMER BOOSEY & HAWKES SITE, FORMER BOOSEY & HAWKES SITE, DEANSBROOK ROAD, Barnet, HA8 9BB147 homes
completed
Barkeley House, 18-24, Barkeley House, 18-24, High Street, Edgware, HA8 7RP44 homes
completed
9-17, 9-17, High Street, Edgware, HA8 7EE31 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.2%
Ward turnout
29%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
15
Constituency
Hendon

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Key facts for HA8 7EF

Full postcodeHA8 7EF
Postcode districtHA8
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.608664
Longitude-0.276388
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