Edgware · Barnet · Hendon constituency · 51.61818, -0.28521

HA8 7SE— Edgware, Barnet

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

The practical family move

 

Schools 100%Safety 87/100Transport 37/100Yield 4.81%

Best for: Families, Investors, Owner-occupiers

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

Liveability
61
Safety
87
Schools
90
Transport
37
Environment
48
Investment
70

The bottom line

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

The catch: 59 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 7SE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.3% vs London avg
vs London crime-57.0% vs London avg

Deep-dive guides for HA8 7SE

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

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“The practical family move”

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How HA8 7SE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Aylward Primary School

Not yet inspected · 11 min walk

KS2: 105.8

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 26 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 106 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.7 incidents per 1,000 residents

Better than 80% of London
→ Stable

-55% vs borough

Crime by type

Violence & sexual offences35%
Vehicle crime27%
Burglary13%
Other10%
Anti-social behaviour8%
Drug offences6%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.8km

Crime is 57% below London average

Property

Prices, sales volume and market trends

Avg floor area189 m²

EPC breakdown

D
3%

Based on 3 properties · Confidence: low

Street mix

Semi 9%Detached 91%

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£472,500
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,742
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2019 · CAGR

+5.3%

Total change

+167%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.6%

per year

Acceleration

+35.14

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 11 sales

Property Type Mix

Total: 11 sales

Detached90.9%
Semi-detached9.1%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£366k£366k+0%2
Post-dot-com plateau2001–2003£388k£440k+13.5%1
Pre-crash peak2005–2005£630k£630k+0%1
GFC & correction2011–2011£605k£605k+0%1
Help-to-Buy recovery2013–2016£840k£1.23m+45.8%1
Brexit uncertainty2018–2019£900k£978k+8.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
10.5 min walk
Elstree & Borehamwood

Nearby stations

Edgware Underground StationNorthern
11 min walk
Stanmore Underground StationJubilee
16 min walk
Canons Park Underground StationJubilee
17 min walk
Burnt Oak Underground StationNorthern
28 min walk
Queensbury Underground StationJubilee
33 min walk
No bus stops within 400m

16

Walkability score

26

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park559m
Santander docks (800m)0
Nearest cycle dock8.2 km

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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Bentley Priory SSSI — 3.2 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

JAI MEDICAL CENTRE

114 EDGWAREBURY LANE, HA8 8NB

9 min walk

64%

Recommend GP

64%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 932 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

35

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (742 m)

No restaurants within 800m — nearest: McDonald's (578 m)

Nearest supermarketKosher Edge · 653 m
9 tennis courts1 swimming pools

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)

660m

Post office

Nearby shops

Tesco Express605 m
Louis Mann & Son Ltd647 m
Sharon's Bakery669 m
Grodz675 m

Nearby cafes

Soyo Edgware755 m
Liam's Coffee House761 m
Starbucks797 m
Caffè Nero803 m

Nearby restaurants

McDonald's578 m
Met Su Yan666 m
Eli's Pizza683 m
Baskin-Robbins740 m

Nearby pubs

The Three Wishes742 m

Nearby gyms

The Drive Tennis Club758 m

Nearby pharmacies

Andrews Pharmacy650 m

Nearby health

Mulberry Medical Practice543 m
Small Dental563 m
EdgCare749 m
JL Dental Care758 m
Food hygiene (5-star)63% of 8

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

AIS GLOBAL LTD
CREATIVE INTELLIGENCE LIMITED
HELENS' PLACE LIMITED
MAGNATRUCK LTD
METAPHOR MEDIA LTD

+2 more

Investment

Investment grade, yield and market outlook

70

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

36.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,706m
Crossrail 2 route14,551m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,827 nationally

1,731

Est. population

7,154/km²

59%

Employed

51%

Degree educated

£40,600

Median income

3.6%

Claimant rate

Urban coreHigh densityOwner occupiers / families

55

Community stability

Age profile

28%
16%
20%
18%
19%
Under 1828%
18–3416%
35–4920%
50–6418%
65+19%

Tenure

38%
36%
16%
Own outright38%
Own (mortgage)36%
Private rent16%
Social rent9%
Shared ownership1%
Rent free0%

Ethnicity

42%
14%
24%
White British42%
White Other14%
Asian24%
Black6%
Mixed3%
Other12%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine11%
No car household15%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent16%
Social rent9%

vs. London

Income vs London-3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
8
Local approval rate
50%
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)
2
Largest scheme
549 homes · Phases 4 to 8 Stonegrove and Spur Road Estate, Phases 4 to 8 Stonegrove and Spur Road Estate, Green Lane, Edgware, HA8 8BT
Pipeline pressure
NONE

Named schemes (500m)

Phases 4 to 8 Stonegrove and Spur Road Estate, Phases 4 to 8 Stonegrove and Spur Road Estate, Green Lane, Edgware, HA8 8BT549 homes
completed
Stonegrove And Spur Road Estate, Edgware, HA8 8BT, HA8 8BT295 homes
completed
Phase 4b, Zones 3 & 8 Stonegrove and Spur Rd Estate, Phase 4b, Zones 3 & 8 Stonegrove and Spur Rd Estate, Green Lane, Edgware, HA8 8BT218 homes
completed
Development Phase 2 (Comprising Part Of Character Zones 2 And 4), Stonegrove And Spur Road Estates, Edgware, HA8107 homes
completed
THE BOTTLE & DRAGON PUBLIC HOUSE, 72-82, THE BOTTLE & DRAGON PUBLIC HOUSE, 72-82, STONEGROVE, HA8 7UB20 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 7SE

Full postcodeHA8 7SE
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.618181
Longitude-0.285214
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