Edgware · Barnet · Hendon constituency · 51.61972, -0.27769

HA8 8LZ— Edgware, Barnet

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

The family fortress

 

Schools 100%Safety 86/100Transport 29/100Yield 4.81%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
64
Safety
86
Schools
90
Transport
29
Environment
54
Investment
63

The bottom line

HA8 8LZ 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 catches: 61 min to victoria — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA8 8LZ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA8 8LZ meets your needs.

Location

HA8 8LZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.3% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for HA8 8LZ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA8 8LZ with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA8 8LZ 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 · 6 min walk

KS2: 109.6

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 29 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 · 107 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.3 incidents per 1,000 residents

Better than 77% of London
→ Stable

-48% vs borough

Crime by type

Violence & sexual offences38%
Anti-social behaviour16%
Other16%
Vehicle crime14%
Burglary14%
Drug offences2%
Theft0%
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) · 2.3km

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area100.1 m²

EPC breakdown

B
7%
C
1%
D
3%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 100%

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£250,250
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.25 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band FAnnual charge £2,742
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2015 · CAGR

+8.7%

Total change

+427%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.5%

per year

Acceleration

+53.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£147k£235k+59.9%1
Post-dot-com plateau2003–2003£420k£420k+0%1
Pre-crash peak2007–2007£390k£390k+0%1
GFC & correction2010–2011£529k£515k-2.7%1
Help-to-Buy recovery2015–2015£775k£775k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Edgware Underground StationNorthern line
8.4 min walk
Mill Hill Broadway

Nearby stations

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

34

Walkability score

35

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park552m
Santander docks (800m)0
Nearest cycle dock8.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

33%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed233 Mbps
Median download232 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: 13.5 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 49%
More green space than 80% 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

JAI MEDICAL CENTRE

114 EDGWAREBURY LANE, HA8 8NB

3 min walk

64%

Recommend GP

64%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 924 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

16

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (864 m)

Nearest supermarketKosher Edge · 434 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)

561m

Post office

Nearby shops

Louis Mann & Son Ltd425 m
Grodz429 m
Kosher Deli440 m
Sharon's Bakery449 m

Nearby cafes

Soyo Edgware464 m
Liam's Coffee House532 m
Starbucks718 m
Caffè Nero733 m

Nearby restaurants

Met Su Yan416 m
TLV falafel456 m
Eli's Pizza460 m
Pizaza Edgware469 m

Nearby pubs

The Three Wishes864 m

Nearby gyms

The Drive Tennis Club213 m

Nearby pharmacies

Boots772 m

Nearby health

Small Dental93 m
JL Dental Care244 m
EdgCare246 m
EDGE Dental Clinic805 m
Food hygiene (5-star)53% of 79

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

HELLO HEALTHY HAPPY LIFE LTD
MGB CONSTRUCTION LTD
PANCLIP LTD
SMART APPLE LTD

Investment

Investment grade, yield and market outlook

63

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

42.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,479m
Crossrail 2 route14,298m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,496 nationally

1,549

Est. population

7,009/km²

56%

Employed

49%

Degree educated

£40,600

Median income

3.9%

Claimant rate

Inner cityHigh densityOwner occupiers / families

53

Community stability

Age profile

27%
14%
20%
15%
24%
Under 1827%
18–3414%
35–4920%
50–6415%
65+24%

Tenure

48%
28%
23%
Own outright48%
Own (mortgage)28%
Private rent23%
Social rent1%
Shared ownership0%

Ethnicity

45%
17%
23%
White British45%
White Other17%
Asian23%
Black4%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine10%
No car household14%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent23%
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)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
14
Local approval rate
65%
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)
0
Largest scheme
38 homes · THE BELLE VUE CINEMA, THE BELLE VUE CINEMA, STATION ROAD, HA8
Pipeline pressure
NONE

Named schemes (500m)

278-286, 278-286, HALE LANE, HA818 homes
completed
27, 27, HILLSIDE GARDENS, EN5 2NG14 homes
completed
108-110, 108-110, Edgwarebury Lane, Edgware, HA8 8NB12 homes
completed
104 Edgwarebury Lane, Edgware, Middx, HA8 8LY, HA8 8LY9 homes
completed
44, 44, Edgwarebury Lane, Edgware, HA8 8LW8 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

Live in HA8 8LZ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA8 8LZ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barnet with nearby boroughs:

Barnet vs HaringeyBarnet vs EnfieldBarnet vs HarrowBarnet vs Camden

Similar postcodes

Frequently asked questions

📍 Track HA8 8LZ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA8 8LZ

Full postcodeHA8 8LZ
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.619717
Longitude-0.277688
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