Edgware · Barnet · Hendon constituency · 51.61109, -0.27944

HA8 7HE— Edgware, Barnet

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 44/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
69
Schools
90
Transport
44
Environment
51
Investment
59

The bottom line

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

The catches: very high noise — check proximity to rail lines and 50 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 7HE

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 7HE

🛡️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 7HE 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 · 4 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

74

Road safety score

18

Accidents (5yr)

2

KSI (5yr)

9

Serious within 200m

HIGH pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

10

Incidents (5yr)

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

Crime is +111% above London average

Property

12 Jun

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£221/m²
Price per ft²£21/ft²
Avg floor area69.2 m²

EPC breakdown

C
3%
D
8%
G
1%

Based on 12 properties · Confidence: medium

Street mix

Flat 73%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£173,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
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

1998–2021 · CAGR

+6.3%

Total change

+307%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.3%

per year

Acceleration

+3.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£59k£59k+0%2
Post-dot-com plateau2001–2003£87k£139k+60.1%1.5
Help-to-Buy recovery2015–2015£180k£180k+0%1
Pandemic surge2021–2021£240k£240k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-6% alpha

Flat/maisonette-6% α
Local
13.6%
District
19.6%

CAGR over 3yr 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
4.9 min walk
Mill Hill Broadway

Nearby stations

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

45

Walkability score

54

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

20

Car parks (800m)

0

EV chargers (800m)

Nearest car park22m
Santander docks (800m)0
Nearest cycle dock7.6 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
305m
🅿️
Blood Donor Parking
720m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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 waterMEDIUM
Medium
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: 12.8 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 25%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 5.0 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

9

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 155 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

45

Parks (1km)

25

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketGreens International Food Centre · 470 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)

505m

Post office

Nearby shops

Elite Food and Wine169 m
Wenzel's394 m
Food Centre411 m
Shefa Mehadrin560 m

Nearby cafes

Lisbon Deli Café282 m
Caffè Nero289 m
Food for Thought302 m
Starbucks305 m

Nearby restaurants

Domino's14 m
Little Resham82 m
Zan Zi Bar103 m
Il Mascalzone216 m

Nearby pubs

The Three Wishes144 m

Nearby gyms

Xcelerate Gym482 m
The Drive Tennis Club1.0 km

Nearby pharmacies

Boots349 m

Nearby health

The Old Red Hill Clinic (Barnet Adolescent Services)155 m
Edgware Community Hospital780 m
Edgware NHS Walk-In Centre782 m
Small Dental887 m
Food hygiene (5-star)48% of 156

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

3D LUXURY DESIGN LTD
A TO Z LONDON SERVICES LTD
ANGEL CITY LTD
ATRISA'S PROPERTIES LTD
CLOUDLIKE STUDIO LTD

+8 more

Investment

Investment grade, yield and market outlook

59

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 months1

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

8/100

Velocity score

Future outlook

36

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,860m
Crossrail 2 route13,722m

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)
13
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
21
Local approval rate
33%
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)

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 7HE

Full postcodeHA8 7HE
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.611092
Longitude-0.279444
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