The bottom line
HA8 8DG offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Owner-occupiers who can accept its trade-offs.
The catch: 62 min to victoria — above average for this zone.
Less suited to Families.
Check your dealbreakers
Toggle the things that matter to you — see how HA8 8DG scores on each.
Toggle a question above to see how HA8 8DG meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for HA8 8DG
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
How HA8 8DG has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Aylward Primary School
Not yet inspected · 12 min walk
KS2: 105.8
Secondary
Avanti House School
Not yet inspected · Inspected Jun 2025 · 25 min walk
100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km
Childcare
Childcare
Hillview Nursery School
Not inspected · 93 min walk
1 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Very high crime
474.0 incidents per 1,000 residents
+662% vs borough
Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.
Crime by type
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) · 2.4km
Crime is +629% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, 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
EPC breakdown
Based on 10 properties · Confidence: medium
Street mix
LHA rates — Outer North London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1997–2024 · CAGR
+4.6%
Total change
+233%
Market Activity
Price Velocity & Acceleration
Current Velocity
-28.9%
per year
Acceleration
-57.22
change in velocity
Market State
Downturn
Price Distribution
P25: £350k–£400k · P75: £700k+ · 11 sales
Property Type Mix
Total: 11 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1997–1997 | £360k | £360k | +0% | 1 |
| Post-dot-com plateau | 2001–2002 | £890k | £825k | -7.3% | 1 |
| Pre-crash peak | 2005–2007 | £619k | £1.00m | +62.4% | 1 |
| GFC & correction | 2012–2012 | £1.40m | £1.40m | +0% | 1 |
| Help-to-Buy recovery | 2013–2015 | £1.31m | £1.69m | +28.3% | 1.5 |
| Current market | 2024–2024 | £1.20m | £1.20m | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
5
Walkability score
18
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
2
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
73%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Bentley Priory SSSI — 2.5 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
JAI MEDICAL CENTRE
114 EDGWAREBURY LANE, HA8 8NB
16 min walk
64%
Recommend GP
64%
Overall GP experience
0
GPs within 1km
1
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
36
Parks (1km)
1
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
1
Pharmacies (800m)
0
Gyms (1km)
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
463m
Post office
Nearby shops
Nearby restaurants
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
44
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
42.2
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 6/10
Around average
Index of Multiple Deprivation
Rank: 19,783 nationally
1,578
Est. population
704/km²
60%
Employed
51%
Degree educated
£40,600
Median income
2.8%
Claimant rate
60
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Live in HA8 8DG? Rate your area
Help future residents make better decisions. Takes 30 seconds.
Compare Barnet with nearby boroughs: