Edgwarebury · Barnet · Hendon constituency · 51.62253, -0.27621

HA8 8JH— Edgwarebury, Barnet

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

The family fortress

 

Schools 100%Safety 88/100Transport 21/100Yield 4.81%

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
88
Schools
90
Transport
21
Environment
53
Investment
57

The bottom line

HA8 8JH 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: 61 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 8JH

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-68.0% vs London avg

Deep-dive guides for HA8 8JH

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA8 8JH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Beit Shvidler Primary School

Not yet inspected · 7 min walk

KS2: 109.6

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 33 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 111 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

20.9 incidents per 1,000 residents

Better than 86% of London
→ Stable

-66% vs borough

Crime by type

Other22%
Vehicle crime22%
Burglary22%
Anti-social behaviour16%
Violence & sexual offences14%
Drug offences3%
Theft3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.6km

Crime is 68% below London average

Property

Prices, sales volume and market trends

Avg floor area146.5 m²

EPC breakdown

C
2%
D
4%
E
5%
F
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 80%Detached 20%

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£366,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2023 · CAGR

+5.8%

Total change

+353%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.8%

per year

Acceleration

-22.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 30 sales

Property Type Mix

Total: 30 sales

Detached20%
Semi-detached80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£143k£197k+38.2%2
Post-dot-com plateau2001–2004£385k£450k+16.9%1.8
Pre-crash peak2005–2007£595k£445k-25.2%1.5
GFC & correction2009–2012£435k£400k-8%2
Help-to-Buy recovery2015–2016£650k£725k+11.5%1
Brexit uncertainty2019–2019£825k£825k+0%2
Pandemic surge2021–2021£730k£730k+0%1
Rate-rise correction2022–2023£775k£645k-16.8%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.9% alpha

Semi-detached-0.9% α
Local
6.8%
District
7.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing5
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
Edgware Underground StationNorthern line
11.9 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
12 min walk
Stanmore Underground StationJubilee
24 min walk
Canons Park Underground StationJubilee
26 min walk
Mill Hill BroadwayNational Rail
27 min walk
Burnt Oak Underground StationNorthern
29 min walk
No bus stops within 400m

23

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria ★61 min
Waterloo63 min ↑
Canary Wharf73 min ↑
City65 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

0

Car parks (800m)

2

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock8.2 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: 13.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 28%
More green space than 77% of London

Nearest SSSI: Bentley Priory SSSI — 3.8 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

1 min walk

64%

Recommend GP

64%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketKosher Edge · 739 m
10 tennis courts1 sports halls

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)

853m

Post office

Nearby shops

Tesco Express598 m
Yossi’s Bakery642 m
Be Fruitful657 m
Basar720 m

Nearby cafes

Yakov's Kitchen638 m
Lola’s Cakes Sweets and Snacks651 m
Soyo Edgware741 m
Liam's Coffee House822 m

Nearby restaurants

Met Su Yan716 m
TLV falafel724 m
Pizaza Edgware748 m
SAMI'S752 m

Nearby gyms

The Drive Tennis Club311 m

Nearby pharmacies

Cullimore Pharmacy685 m
Boots1.1 km

Nearby health

EdgCare100 m
JL Dental Care119 m
Small Dental405 m
EDGE Dental Clinic480 m
Food hygiene (5-star)52% of 31

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

BUCHARD INVESTMENTS LIMITED
COKER CARES LTD
F.J.U. ESTATES LIMITED
J&J CAPITAL LTD
JC BEAUTY LONDON LTD.

+5 more

Investment

Investment grade, yield and market outlook

57

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

41.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,646m
Crossrail 2 route14,452m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,074 nationally

1,771

Est. population

8,657/km²

64%

Employed

48%

Degree educated

£40,600

Median income

1.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

31%
17%
19%
15%
18%
Under 1831%
18–3417%
35–4919%
50–6415%
65+18%

Tenure

39%
43%
17%
Own outright39%
Own (mortgage)43%
Private rent17%
Social rent1%
Shared ownership0%
Rent free0%

Ethnicity

51%
17%
19%
White British51%
White Other17%
Asian19%
Black2%
Mixed2%
Other11%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine8%
No car household7%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent17%
Social rent1%

vs. London

Income vs London-3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
7
Local approval rate
71%
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)

108-110, 108-110, Edgwarebury Lane, Edgware, HA8 8NB12 homes
completed
104 Edgwarebury Lane, Edgware, Middx, HA8 8LY, HA8 8LY9 homes
completed
115, 115, Edgwarebury Lane, Edgeware, HA8 8ND7 homes
completed
1 Ashcombe Gardens Edgware Middlesex HA8 8HR, HA8 8HR5 homes
completed
68, 68, Edgwarebury Lane,, Edgware, Middx,, HA8 8LY3 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 8JH

Full postcodeHA8 8JH
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgwarebury
Latitude51.622527
Longitude-0.276209
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