Edgware · Barnet · Hendon constituency · 51.61548, -0.27731

HA8 7LD— Edgware, Barnet

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 51/100Yield 4.81%

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
66
Safety
74
Schools
90
Transport
51
Environment
48
Investment
74

The bottom line

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

The catch: 50 min to victoria — above average for this zone.

Check your dealbreakers

Toggle the things that matter to you — see how HA8 7LD scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA8 7LD meets your needs.

Location

HA8 7LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+65.0% vs London avg

Deep-dive guides for HA8 7LD

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA8 7LD with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How HA8 7LD 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 · 24 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 101 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+72% vs borough

Crime by type

Other38%
Anti-social behaviour20%
Violence & sexual offences15%
Vehicle crime7%
Theft6%
Robbery5%
Drug offences4%
Burglary4%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.9km

Crime is +65% above London average

Property

Prices, sales volume and market trends

Avg floor area63.3 m²

EPC breakdown

B
5%
C
22%
D
15%
E
4%

Based on 46 properties · Confidence: high

Street mix

Semi 2%Detached 4%Flat 93%Other 2%

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£158,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,320
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.2%

Total change

+466%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.9%

per year

Acceleration

+56.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 54 sales

Property Type Mix

Total: 54 sales

Detached3.7%
Semi-detached1.9%
Flat/maisonette94.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£106k+59%1.6
Post-dot-com plateau2001–2004£138k£175k+26.8%2.8
Pre-crash peak2005–2006£245k£220k-10.2%3.5
GFC & correction2009–2012£188k£245k+30.7%2.2
Help-to-Buy recovery2013–2016£236k£302k+27.9%2.5
Brexit uncertainty2019–2019£210k£210k+0%3
Pandemic surge2020–2021£325k£196k-39.7%1
Rate-rise correction2022–2023£393k£290k-26.2%1
Current market2024–2024£377k£377k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
5.4%
District
5.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
3.1 min walk
Mill Hill Broadway

Nearby stations

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

55

Walkability score

43

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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park176m
Santander docks (800m)0
Nearest cycle dock7.8 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
479m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 25%
Below average green space

Nearest SSSI: Bentley Priory SSSI — 3.7 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): None recorded

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

LANE END MEDICAL GROUP

2 PENSHURST GARDENS, HA8 9GJ

2 min walk

70%

Recommend GP

70%

Overall GP experience

5

GPs within 1km

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 451 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

24

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

10

Convenience

No pubs within 400m — nearest: The Three Wishes (433 m)

Nearest supermarketKosher Edge · 70 m
10 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

147m

Post office

Nearby shops

Louis Mann & Son Ltd74 m
Sharon's Bakery74 m
Shefa Mehadrin77 m
Grodz100 m

Nearby cafes

Liam's Coffee House140 m
Soyo Edgware171 m
Starbucks246 m
Caffè Nero261 m

Nearby restaurants

Eli's Pizza80 m
Met Su Yan103 m
Baskin-Robbins115 m
Izgara121 m

Nearby pubs

The Three Wishes433 m

Nearby gyms

The Drive Tennis Club527 m
Xcelerate Gym907 m

Nearby pharmacies

Boots314 m

Nearby health

Small Dental386 m
The Old Red Hill Clinic (Barnet Adolescent Services)451 m
JL Dental Care681 m
EdgCare693 m
Food hygiene (5-star)47% of 145

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

BUBBLE TEA (CROYDON) LIMITED
CASTLETIME LIMITED
CATOE SUSHI DELIGHT LTD
DIANA SECURE SERVICES LTD
FAIRVEX LTD

+10 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 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

39.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,112m
Crossrail 2 route13,948m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,974 nationally

1,997

Est. population

7,808/km²

61%

Employed

46%

Degree educated

£39,800

Median income

6.6%

Claimant rate

Urban coreHigh densityEstablished mixed

40

Community stability

Age profile

26%
19%
21%
16%
18%
Under 1826%
18–3419%
35–4921%
50–6416%
65+18%

Tenure

33%
21%
41%
Own outright33%
Own (mortgage)21%
Private rent41%
Social rent4%
Shared ownership1%

Ethnicity

41%
21%
19%
White British41%
White Other21%
Asian19%
Black6%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine14%
No car household31%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent41%
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)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
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)
11
Largest scheme
165 homes · Middlesex House, 29 - 45, Middlesex House, 29 - 45, High Street, Edgware, HA8 7UU
Pipeline pressure
NONE

Named schemes (500m)

THE BELLE VUE CINEMA, THE BELLE VUE CINEMA, STATION ROAD, HA838 homes
completed
266-274, 266-274, HALE LANE, HA824 homes
completed
278-286, 278-286, HALE LANE, HA818 homes
completed
2, 2, Penshurst Gardens, Stream Lane, Edgware, HA815 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

Live in HA8 7LD? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA8 7LD.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barnet with nearby boroughs:

Barnet vs HaringeyBarnet vs EnfieldBarnet vs HarrowBarnet vs Camden

Similar postcodes

Frequently asked questions

📍 Track HA8 7LD

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA8 7LD

Full postcodeHA8 7LD
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.615476
Longitude-0.277314
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