Edgwarebury · Barnet · Hendon constituency · 51.63141, -0.26979

HA8 8FX— Edgwarebury, Barnet

Location and area intelligence for HA8 8FX, Edgwarebury, Barnet

London's quiet achiever

 

Safety 82/100Transport 9/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
37
Safety
82
Schools
—
Transport
9
Environment
74
Investment
49

The bottom line

HA8 8FX offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 68 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 8FX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: FairInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+7.6% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for HA8 8FX

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How HA8 8FX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Saracens Broadfields

Not yet inspected · 4 min walk

KS2: 105.9

—

Secondary

Mill Hill County High School

Not yet inspected · 19 min walk

P8: +0.24A8: 57.5

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 78 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.0 incidents per 1,000 residents

Better than 58% of London
→ Stable

-10% vs borough

Crime by type

Other29%
Violence & sexual offences28%
Anti-social behaviour25%
Vehicle crime11%
Drug offences4%
Theft2%
Burglary2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Borehamwood Fire Station · 3.1km

Crime is 14% 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£4,653/m²
Price per ft²£432/ft²
Avg floor area81.1 m²

EPC breakdown

B
1%
C
33%
D
11%

Based on 45 properties · Confidence: high

Street mix

Semi 18%Terraced 82%

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£202,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
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

1998–2025 · CAGR

+7.5%

Total change

+599%

Market Activity

Price Velocity & Acceleration

Current Velocity

+90.0%

per year

Acceleration

+143.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached17.9%
Terraced82.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£68k£140k+105.9%1.7
Post-dot-com plateau2001–2004£140k£213k+51.8%1.8
Pre-crash peak2005–2007£222k£248k+12%2
GFC & correction2011–2011£231k£231k+0%2
Help-to-Buy recovery2013–2015£260k£350k+34.6%1
Brexit uncertainty2019–2019£453k£453k+0%2
Pandemic surge2021–2021£415k£415k+0%1
Rate-rise correction2022–2022£535k£535k+0%1
Current market2024–2025£250k£475k+90%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
6.4%
District
6.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing3
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
Elstree & Borehamwood

Nearby stations

Edgware Underground StationNorthern
25 min walk
Elstree & BorehamwoodNational Rail
31 min walk
Stanmore Underground StationJubilee
33 min walk
Canons Park Underground StationJubilee
39 min walk
Burnt Oak Underground StationNorthern
40 min walk
No bus stops within 400m

28

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria ★68 min
Waterloo72 min ↑
Canary Wharf80 min ↑
City72 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

8

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park328m
Santander docks (800m)0
Nearest cycle dock8.6 km

Nearby car parks

🅿️
HGVs
328m
🅿️
London Gateway Coach Park
338m
🅿️
Ramada Hotel Parking
499m

Connectivity

Broadband and mobile coverage

100%

Full fibre

56%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed323 Mbps
Median download331 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 waterMEDIUM
Medium
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: 14.3 km away✗ Not Green Belt✗ Not AONB93% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Bentley Priory SSSI — 4.3 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

15 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 2.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketMartin’s · 548 m

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)

548m

Post office

Nearby shops

WHSmith403 m
Waitrose406 m
Yossi’s Bakery548 m
Be Fruitful548 m

Nearby cafes

Starbucks390 m
Yakov's Kitchen549 m
Lola’s Cakes Sweets and Snacks579 m

Nearby restaurants

Burger King382 m
Subway391 m

Nearby pharmacies

Cullimore Pharmacy570 m

Nearby health

EDGE Dental Clinic607 m
Food hygiene (5-star)68% of 19

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

ADY AMAN LTD
CHIOZI & CO LTD
DAMORE VENTURES LIMITED
PINNACLE AIM LTD
PINNACLE REMITTANCE (PINNREMIT) LIMITED

+1 more

Investment

Investment grade, yield and market outlook

49

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

30.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,126m
Crossrail 2 route14,742m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,694 nationally

2,019

Est. population

9,071/km²

59%

Employed

34%

Degree educated

£45,200

Median income

7.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

34

Community stability

Age profile

30%
22%
22%
17%
Under 1830%
18–3422%
35–4922%
50–6417%
65+10%

Tenure

20%
37%
27%
Own outright12%
Own (mortgage)20%
Private rent37%
Social rent27%
Shared ownership3%

Ethnicity

32%
23%
15%
18%
White British32%
White Other23%
Asian15%
Black18%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine20%
No car household35%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent37%
Social rent27%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (12 months)
1
Planning apps (3 years)
8
Local approval rate
100%
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)
0
Largest scheme
137 homes · Land Between Broadfields Primary School, Hartland Drive, HA8 8JP
Pipeline pressure
NONE

Named schemes (500m)

MILL HILL COUNTY HIGH SCHOOL SITE, MILL HILL COUNTY HIGH SCHOOL SITE, HAMONDE CLOSE, GLENGALL ROAD, HA8129 homes
completed
MILL HILL CTY HIGH SCH., PLAYING FIELDS, MILL HILL CTY HIGH SCH., PLAYING FIELDS, GLENGALL ROAD, HA8 8110 homes
completed
Broadfields site, Broadfields site, Springwood Crescent, HA8 8FT70 homes
completed
LAND REAR OF, 71-117, LAND REAR OF, 71-117, FAIRMEAD CRESCENT, HA819 homes
completed
MILL HILL COUNTY HIGH SCHOOL, MILL HILL COUNTY HIGH SCHOOL, TAYSIDE CLOSE, HA818 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
30.3%
Ward turnout
43%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
2,914
Constituency
Chipping Barnet

Councillors

Benjamin Zev GoldbergConservative
Lachhya Bahadur GurungConservative

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Key facts for HA8 8FX

Full postcodeHA8 8FX
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgwarebury
Latitude51.631407
Longitude-0.269789
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