Edgwarebury · Barnet · Hendon constituency · 51.62291, -0.27861

HA8 8ND— Edgwarebury, Barnet

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

 

Schools 100%Safety 14/100Transport 20/100Yield 4.81%

Best for: Owner-occupiers

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

Liveability
42
Safety
14
Schools
90
Transport
20
Environment
59
Investment
56

The bottom line

HA8 8ND offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 61 min to victoria — above average for this zone.

Less suited to Families.

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Location

HA8 8ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.3% vs London avg
vs London crime+629.0% vs London avg

Deep-dive guides for HA8 8ND

🛡️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 high crime
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How HA8 8ND has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Saracens Broadfields

Not yet inspected · 10 min walk

KS2: 105.9

★★

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

Very high crime

474.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+662% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Violence & sexual offences33%
Other26%
Anti-social behaviour21%
Burglary7%
Vehicle crime6%
Drug offences4%
Robbery1%
Theft1%

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) · 2.5km

Crime is +629% above London average

Property

Prices, sales volume and market trends

Avg floor area122.4 m²

EPC breakdown

B
1%
C
4%
D
5%
E
2%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 22%Detached 53%Flat 25%

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£306,000
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)
Roof(another dwelling above)
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

1995–2023 · CAGR

+0.4%

Total change

+12%

Market Activity

Price Velocity & Acceleration

Current Velocity

-71.9%

per year

Acceleration

-50.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 32 sales

Property Type Mix

Total: 32 sales

Detached53.1%
Semi-detached21.9%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£219k£288k+31.8%1.2
Post-dot-com plateau2001–2004£348k£450k+29.5%1.8
Pre-crash peak2005–2007£576k£545k-5.4%2.5
GFC & correction2008–2010£440k£220k-50%2
Help-to-Buy recovery2014–2014£293k£293k+0%3
Brexit uncertainty2017–2018£820k£1.10m+34.8%1
Rate-rise correction2022–2023£873k£245k-71.9%1.5

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.1% alpha

Weakest performer

Detached

-2.5% alpha

Flat/maisonette+3.1% α
Local
7.4%
District
4.3%
Detached-2.5% α
Local
9.6%
District
12.1%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
12.7 min walk
Elstree & Borehamwood

Nearby stations

Edgware Underground StationNorthern
13 min walk
Stanmore Underground StationJubilee
22 min walk
Canons Park Underground StationJubilee
25 min walk
Burnt Oak Underground StationNorthern
31 min walk
Queensbury Underground StationJubilee
40 min walk
No bus stops within 400m

14

Walkability score

34

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 dock8.3 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 waterHIGH
High
Air qualityLOW
NO₂: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.8 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 58%
More green space than 93% of London

Nearest SSSI: Bentley Priory SSSI — 3.6 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

2 min walk

64%

Recommend GP

64%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.3 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

28

Parks (1km)

0

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 (1.2 km)

No restaurants within 800m — nearest: Met Su Yan (777 m)

Nearest supermarketKosher Edge · 795 m
11 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)

921m

Post office

Nearby shops

Tesco Express695 m
Yossi’s Bakery747 m
Be Fruitful765 m
Louis Mann & Son Ltd786 m

Nearby cafes

Yakov's Kitchen743 m
Lola’s Cakes Sweets and Snacks765 m
Soyo Edgware819 m
Liam's Coffee House892 m

Nearby restaurants

Met Su Yan777 m
TLV falafel808 m
Eli's Pizza821 m
Pizaza Edgware825 m

Nearby pubs

The Three Wishes1.2 km

Nearby gyms

The Drive Tennis Club433 m

Nearby pharmacies

Cullimore Pharmacy801 m
Boots1.1 km

Nearby health

EdgCare232 m
JL Dental Care257 m
Small Dental453 m
EDGE Dental Clinic551 m
Food hygiene (5-star)40% of 5

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
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

BIGBUILD LIMITED
BYRON & HONISTER LIMITED
CALMER CHAMELEON HOLISTIC THERAPIES LIMITED
DIAMANTE LIMITED
FLOREBEN LIMITED

+3 more

Investment

Investment grade, yield and market outlook

56

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 score15/100
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

26.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,787m
Crossrail 2 route14,598m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,783 nationally

1,578

Est. population

704/km²

60%

Employed

51%

Degree educated

£40,600

Median income

2.8%

Claimant rate

SuburbanLow densityOwner occupiers / families

60

Community stability

Age profile

29%
18%
18%
22%
Under 1829%
18–3413%
35–4918%
50–6418%
65+22%

Tenure

43%
41%
14%
Own outright43%
Own (mortgage)41%
Private rent14%
Social rent2%
Shared ownership0%

Ethnicity

45%
26%
White British45%
White Other11%
Asian26%
Black4%
Mixed2%
Other12%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine8%
No car household7%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent14%
Social rent2%

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)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
3
Local approval rate
80%
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
22 homes · 162-170, 162-170, EDGWARE WAY, HA8 8JY
Pipeline pressure
NONE

Named schemes (500m)

162-170, 162-170, EDGWARE WAY, HA8 8JY22 homes
completed
52-58, 52-58, Glendale Avenue, Edgware, HA8 8HH14 homes
completed
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

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 8ND

Full postcodeHA8 8ND
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgwarebury
Latitude51.622913
Longitude-0.278607
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