Edgware · Barnet · Hendon constituency · 51.62108, -0.29135

HA8 8AG— Edgware, Barnet

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

The family fortress

 

Schools 100%Safety 81/100Transport 23/100Yield 4.81%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
51
Safety
81
Schools
60
Transport
23
Environment
58
Investment
59

The bottom line

HA8 8AG 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 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA8 8AG 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 8AG meets your needs.

Location

HA8 8AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA8 8AG

🛡️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 8AG with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA8 8AG 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 · 21 min walk

P8: +1.10A8: 66.6

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 89 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

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) · 2.0km

Crime is 6% below London average

Property

Prices, sales volume and market trends

Avg floor area71.7 m²

EPC breakdown

B
2%
C
4%
D
3%

Based on 9 properties · Confidence: low

Street mix

Flat 100%

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£179,250
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
WallsCavity wall, 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

1997–2023 · CAGR

+7.1%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

+86.5%

per year

Acceleration

+44.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£58k£105k+82.6%1
Pre-crash peak2006–2006£172k£172k+0%1
GFC & correction2010–2012£130k£185k+42.3%1
Rate-rise correction2023–2023£345k£345k+0%1

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 2

Poor

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

Nearby stations

Stanmore Underground StationJubilee
10 min walk
Edgware Underground StationNorthern
18 min walk
Canons Park Underground StationJubilee
19 min walk
Burnt Oak Underground StationNorthern
35 min walk
Queensbury Underground StationJubilee
38 min walk
No bus stops within 400m

16

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria ★62 min
Waterloo66 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park51m
Santander docks (800m)0
Nearest cycle dock8.6 km

Nearby car parks

🅿️
Stanmore station car park
756m

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 waterHIGH
High
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: 14.2 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Bentley Priory SSSI — 2.7 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

JAI MEDICAL CENTRE

114 EDGWAREBURY LANE, HA8 8NB

12 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

3

Convenience

Nearest supermarketKosher Edge · 1.2 km
11 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)

133m

Post office

Nearby shops

Tesco Express85 m
Spar155 m

Nearby cafes

Good Friends Cafe981 m

Nearby restaurants

McDonald's48 m

Nearby pharmacies

Andrews Pharmacy120 m

Nearby health

Mulberry Medical Practice29 m
Food hygiene (5-star)56% of 18

Business

Local businesses registered here

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

High street

E

High street health

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

18.8

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,232m
Crossrail 2 route15,081m

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
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
3
Local approval rate
60%
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
Ph2a Zone 5a Stonegrove and Spur Road Estate, Ph2a Zone 5a Stonegrove and Spur Road Estate, Spur Road, Green Lane, Edgware, HA8 8BT67 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 8AG? 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 8AG.
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 8AG

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

No spam. Unsubscribe anytime.

Key facts for HA8 8AG

Full postcodeHA8 8AG
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.621076
Longitude-0.291346
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