Edgware · Barnet · Hendon constituency · 51.61795, -0.27773

HA8 8LS— Edgware, Barnet

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 47/100Yield 4.81%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
74
Schools
90
Transport
47
Environment
47
Investment
74

The bottom line

HA8 8LS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catches: 50 min to victoria — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

HA8 8LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+65.0% vs London avg

Deep-dive guides for HA8 8LS

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How HA8 8LS 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 · 5 min walk

KS2: 109.6

★★

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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 104 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+72% vs borough

Crime by type

Other38%
Anti-social behaviour20%
Violence & sexual offences15%
Vehicle crime7%
Theft6%
Robbery5%
Drug offences4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 2.1km

Crime is +65% above London average

Property

Prices, sales volume and market trends

Avg floor area189.8 m²

EPC breakdown

D
2%
E
2%

Based on 4 properties · Confidence: low

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£474,500
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, 50 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,320
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+6.1%

Total change

+369%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.5%

per year

Acceleration

-3.96

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 5 sales

Property Type Mix

Total: 5 sales

Detached20%
Semi-detached80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£160k£160k+0%1
Post-dot-com plateau2002–2002£189k£189k+0%1
Help-to-Buy recovery2013–2013£675k£675k+0%1
Pandemic surge2020–2020£725k£725k+0%1
Current market2024–2024£750k£750k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Edgware Underground StationNorthern line
6.2 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
6 min walk
Canons Park Underground StationJubilee
20 min walk
Stanmore Underground StationJubilee
22 min walk
Burnt Oak Underground StationNorthern
24 min walk
Mill Hill BroadwayNational Rail
26 min walk
No bus stops within 400m

44

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria ★50 min
Waterloo52 min ↑
Canary Wharf62 min ↑
City54 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)

0

EV chargers (800m)

Nearest car park376m
Santander docks (800m)0
Nearest cycle dock8.0 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
751m

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: 13.4 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 43%
Less green space than 79% of London

Nearest SSSI: Bentley Priory SSSI — 3.7 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

LANE END MEDICAL GROUP

2 PENSHURST GARDENS, HA8 9GJ

4 min walk

70%

Recommend GP

70%

Overall GP experience

5

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 727 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

22

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Three Wishes (674 m)

Nearest supermarketKosher Edge · 244 m
12 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)

377m

Post office

Nearby shops

Louis Mann & Son Ltd235 m
Grodz245 m
Sharon's Bakery260 m
Kosher Deli266 m

Nearby cafes

Soyo Edgware297 m
Liam's Coffee House351 m
Starbucks522 m
Caffè Nero537 m

Nearby restaurants

Met Su Yan231 m
Eli's Pizza272 m
SAMI'S298 m
Pizaza Edgware299 m

Nearby pubs

The Three Wishes674 m

Nearby gyms

The Drive Tennis Club306 m
Xcelerate Gym1.2 km

Nearby pharmacies

Boots582 m

Nearby health

Small Dental117 m
JL Dental Care422 m
EdgCare430 m
The Old Red Hill Clinic (Barnet Adolescent Services)727 m
Food hygiene (5-star)50% of 113

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

A

High street health

Investment

Investment grade, yield and market outlook

74

Investment score

Strong

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

37.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,334m
Crossrail 2 route14,161m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,974 nationally

1,997

Est. population

7,808/km²

61%

Employed

46%

Degree educated

£39,800

Median income

6.6%

Claimant rate

Urban coreHigh densityEstablished mixed

40

Community stability

Age profile

26%
19%
21%
16%
18%
Under 1826%
18–3419%
35–4921%
50–6416%
65+18%

Tenure

33%
21%
41%
Own outright33%
Own (mortgage)21%
Private rent41%
Social rent4%
Shared ownership1%

Ethnicity

41%
21%
19%
White British41%
White Other21%
Asian19%
Black6%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine14%
No car household31%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent41%
Social rent4%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
17
Local approval rate
47%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
38 homes · THE BELLE VUE CINEMA, THE BELLE VUE CINEMA, STATION ROAD, HA8
Pipeline pressure
NONE

Named schemes (500m)

266-274, 266-274, HALE LANE, HA824 homes
completed
278-286, 278-286, HALE LANE, HA818 homes
completed
2, 2, Penshurst Gardens, Stream Lane, Edgware, HA815 homes
completed
108-110, 108-110, Edgwarebury Lane, Edgware, HA8 8NB12 homes
completed
104 Edgwarebury Lane, Edgware, Middx, HA8 8LY, HA8 8LY9 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 8LS

Full postcodeHA8 8LS
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.617946
Longitude-0.277726
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