Edgware · Barnet · Hendon constituency · 51.61882, -0.28601

HA8 8ED— Edgware, Barnet

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

The family fortress

 

Schools 100%Safety 87/100Transport 22/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
87
Schools
90
Transport
22
Environment
60
Investment
45

The bottom line

HA8 8ED offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers 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 8ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 8ED

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA8 8ED 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 · 10 min walk

KS2: 105.8

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 27 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 107 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) · 1.9km

Crime is 57% 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£6,657/m²
Price per ft²£618/ft²
Avg floor area90.1 m²

EPC breakdown

C
10%
D
8%
E
1%
G
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 63%Terraced 21%Detached 16%

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£225,250
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, filled cavity
RoofPitched, 150 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

1995–2026 · CAGR

+4.3%

Total change

+269%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.7%

per year

Acceleration

-38.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Detached15.8%
Semi-detached63.2%
Terraced21.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£153k£94k-38.9%1
Post-dot-com plateau2001–2004£148k£393k+165.2%1
Pre-crash peak2005–2006£185k£275k+48.6%1
GFC & correction2010–2010£125k£125k+0%1
Help-to-Buy recovery2013–2015£282k£420k+48.9%1
Brexit uncertainty2017–2019£546k£514k-6%1.3
Pandemic surge2020–2020£505k£505k+0%2
Current market2025–2026£640k£565k-11.7%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
-1.7%
District
-1.7%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Edgware Underground StationNorthern line
11.6 min walk
Elstree & Borehamwood

Nearby stations

Edgware Underground StationNorthern
12 min walk
Stanmore Underground StationJubilee
15 min walk
Canons Park Underground StationJubilee
17 min walk
Burnt Oak Underground StationNorthern
29 min walk
Queensbury Underground StationJubilee
34 min walk
No bus stops within 400m

16

Walkability score

43

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park490m
Santander docks (800m)0
Nearest cycle dock8.3 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: 13.8 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 40%
More green space than 94% of London

Nearest SSSI: Bentley Priory SSSI — 3.1 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

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.0 km
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

39

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (830 m)

Nearest supermarketKosher Edge · 733 m
10 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)

575m

Post office

Nearby shops

Tesco Express517 m
Spar594 m
Louis Mann & Son Ltd726 m
Sharon's Bakery750 m

Nearby cafes

Starbucks886 m
Caffè Nero893 m
Lisbon Deli Café1.1 km

Nearby restaurants

McDonald's491 m
Met Su Yan744 m
Eli's Pizza764 m
Baskin-Robbins823 m

Nearby pubs

The Three Wishes830 m

Nearby pharmacies

Andrews Pharmacy564 m

Nearby health

Mulberry Medical Practice455 m
Small Dental613 m
EdgCare765 m
JL Dental Care777 m
Food hygiene (5-star)70% of 10

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

ACT 2 GIVE
ALEX MIRSANEY LIMITED
CLIMATECROFT SERVICES LTD
GOLSAR LIMITED
HENDON PLAYGROUP LIMITED

+3 more

Investment

Investment grade, yield and market outlook

45

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 score16/100
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 owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.7

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,796m
Crossrail 2 route14,640m

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

SuburbanHigh 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)
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)
10
Planning apps (3 years)
4
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)
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
Ph3 Zone 6 Sterling Green, Stonegrove & Spur Road Estates,, Ph3 Zone 6 Sterling Green, Stonegrove & Spur Road Estates,, Green Lane, Edgware, HA8 8BT98 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 8ED

Full postcodeHA8 8ED
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.618822
Longitude-0.286013
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