Edgware · Barnet · Hendon constituency · 51.61860, -0.28813

HA8 8AA— Edgware, Barnet

Location and area intelligence for HA8 8AA, Edgware, Barnet

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 18/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
81
Schools
60
Transport
18
Environment
51
Investment
47

The bottom line

HA8 8AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 59 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 8AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.3% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for HA8 8AA

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA8 8AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Aylward Primary School

Not yet inspected · 8 min walk

KS2: 105.8

—

Secondary

Avanti House School

Not yet inspected · Inspected Jun 2025 · 20 min walk

P8: +1.10A8: 66.6

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 88 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.2 incidents per 1,000 residents

Better than 53% of London
→ Stable

-2% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour27%
Other20%
Vehicle crime8%
Burglary7%
Drug offences5%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is 6% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,035/m²
Price per ft²£375/ft²
Avg floor area65 m²

EPC breakdown

C
9%
D
18%
E
5%

Based on 32 properties · Confidence: high

Street mix

Semi 2%Flat 98%

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£162,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

1997–2025 · CAGR

+3.2%

Total change

+141%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.5%

per year

Acceleration

-60.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached2.2%
Flat/maisonette97.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£113k£105k-7.1%1
Post-dot-com plateau2001–2004£120k£217k+80.4%2.8
Pre-crash peak2005–2007£163k£270k+65.6%2.7
GFC & correction2009–2012£228k£270k+18.4%1
Help-to-Buy recovery2013–2016£265k£405k+52.8%2.2
Brexit uncertainty2018–2019£432k£235k-45.5%2.5
Pandemic surge2021–2021£322k£322k+0%3
Rate-rise correction2022–2022£410k£410k+0%1
Current market2025–2025£273k£273k+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
4%
District
4.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

66out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing13
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Canons Park Underground StationJubilee line
15.1 min walk
Elstree & Borehamwood

Nearby stations

Stanmore Underground StationJubilee
13 min walk
Edgware Underground StationNorthern
13 min walk
Canons Park Underground StationJubilee
16 min walk
Burnt Oak Underground StationNorthern
30 min walk
Queensbury Underground StationJubilee
34 min walk
No bus stops within 400m

15

Walkability score

47

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park403m
Santander docks (800m)0
Nearest cycle dock8.4 km

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 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.8 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Bentley Priory SSSI — 2.9 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

10 min walk

64%

Recommend GP

64%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (886 m)

Nearest supermarketKosher Edge · 858 m
13 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)

471m

Post office

Nearby shops

Tesco Express435 m
Spar486 m
Elite Food and Wine861 m

Nearby cafes

Good Friends Cafe861 m
Lisbon Deli Café1.1 km

Nearby restaurants

McDonald's402 m
Zan Zi Bar941 m

Nearby pubs

The Three Wishes886 m

Nearby pharmacies

Andrews Pharmacy464 m

Nearby health

Mulberry Medical Practice370 m
Small Dental760 m
Food hygiene (5-star)53% of 17

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

B&K BATHROOM&KITCHEN REFURBISHMENT LTD
SAM PARTS LTD

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

35.8

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,879m
Crossrail 2 route14,730m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,799 nationally

2,469

Est. population

19,264/km²

66%

Employed

54%

Degree educated

£40,600

Median income

5.8%

Claimant rate

SuburbanVery high densityMixed

36

Community stability

Age profile

27%
26%
27%
14%
Under 1827%
18–3426%
35–4927%
50–6414%
65+5%

Tenure

24%
26%
33%
Own outright6%
Own (mortgage)24%
Private rent26%
Social rent33%
Shared ownership10%

Ethnicity

21%
16%
31%
16%
White British21%
White Other16%
Asian31%
Black16%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household27%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent33%
Private rent26%

vs. London

Income vs London-3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
3
Local approval rate
56%
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)
1
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 8AA

Full postcodeHA8 8AA
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.618601
Longitude-0.288131
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