Edgware · Barnet · Hendon constituency · 51.61377, -0.28230

HA8 7EX— Edgware, Barnet

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

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 42/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
58
Safety
64
Schools
90
Transport
42
Environment
47
Investment
58

The bottom line

HA8 7EX offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 59 min to victoria — above average for this zone.

Less suited to Families.

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Location

HA8 7EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for HA8 7EX

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

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“High-connectivity investment target”

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How HA8 7EX 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 · 8 min walk

KS2: 105.1

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 20 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 · 99 min walk

2 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.5km

Crime is +163% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA8 district median

£386,500

Based on 99 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,883/m²
Price per ft²£639/ft²
Avg floor area74.9 m²

EPC breakdown

B
23%
C
4%

Based on 27 properties · Confidence: medium

Street mix

Detached 3%Flat 94%Other 3%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£187,250
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,320
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2024 · CAGR

+3.4%

Total change

+125%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.2%

per year

Acceleration

-25.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 32 sales

Property Type Mix

Total: 32 sales

Detached3.1%
Flat/maisonette96.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£210k£210k+0%6
Post-dot-com plateau2003–2003£374k£374k+0%1
GFC & correction2009–2011£325k£325k+0%1
Brexit uncertainty2018–2018£2.52m£2.52m+0%1
Pandemic surge2021–2021£504k£504k+0%8
Rate-rise correction2022–2022£557k£557k+0%12
Current market2024–2024£473k£473k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Flat/maisonette-1.9% α
Local
3.4%
District
5.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing8
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Edgware Underground StationNorthern
6 min walk
Canons Park Underground StationJubilee
14 min walk
Stanmore Underground StationJubilee
20 min walk
Burnt Oak Underground StationNorthern
22 min walk
Queensbury Underground StationJubilee
27 min walk
No bus stops within 400m

35

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria ★59 min
Waterloo63 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park34m
Santander docks (800m)0
Nearest cycle dock7.9 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
566m

Connectivity

Broadband and mobile coverage

100%

Full fibre

74%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed396 Mbps
Median download398 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 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 67%
Less green space than 79% of London

Nearest SSSI: Bentley Priory SSSI — 3.4 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

6 min walk

5

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 436 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

22

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketKosher Edge · 463 m
3 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)

492m

Post office

Nearby shops

Elite Food and Wine189 m
Wenzel's457 m
Food Centre459 m
Louis Mann & Son Ltd465 m

Nearby cafes

Caffè Nero380 m
Starbucks384 m
Lisbon Deli Café492 m
Costa495 m

Nearby restaurants

Zan Zi Bar275 m
Domino's371 m
Subway391 m
Il Mascalzone401 m

Nearby pubs

The Three Wishes214 m

Nearby gyms

Xcelerate Gym839 m
The Drive Tennis Club866 m

Nearby pharmacies

Boots490 m

Nearby health

The Old Red Hill Clinic (Barnet Adolescent Services)436 m
Small Dental676 m
JL Dental Care977 m
EdgCare981 m
Food hygiene (5-star)48% of 139

Business

Local businesses registered here

Active businesses
33
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
22
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

32 BRENT ST LIMITED
AGNIHOTRI CONSULTANCY LIMITED
BEST (INSURANCE) SERVICES LIMITED
CASTLEHAM MANAGEMENT LIMITED
CASTLEHAM PROPERTY LIMITED

+15 more

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

43.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,212m
Crossrail 2 route14,069m

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)
12
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
14
Local approval rate
44%
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)
13
Largest scheme
165 homes · Middlesex House, 29 - 45, Middlesex House, 29 - 45, High Street, Edgware, HA8 7UU
Pipeline pressure
NONE

Named schemes (500m)

Stonegrove Filling Station, Stonegrove Filling Station, High Street, Edgware, HA8 7SY26 homes
completed
186, High Street, HA8 7EX20 homes
completed
58-70, 58-70, Stonegrove, Edgware, HA8 7UB15 homes
completed
SHELL GARAGE SITE, 162-166, SHELL GARAGE SITE, 162-166, HIGH STREET, EDGWARE, HA813 homes
completed
FORMER BELLE VUE CINEMA CAR PARK, FORMER BELLE VUE CINEMA CAR PARK, MANOR PARK CRESCENT, HA8 7LU11 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 7EX

Full postcodeHA8 7EX
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.613768
Longitude-0.282304
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