Edgware · Barnet · Hendon constituency · 51.62087, -0.27319

HA8 8PE— Edgware, Barnet

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

The practical family move

 

Schools 100%Safety 86/100Transport 28/100Yield 4.81%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
86
Schools
90
Transport
28
Environment
46
Investment
63

The bottom line

HA8 8PE 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.

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Location

HA8 8PE

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 8PE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How HA8 8PE 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 · 4 min walk

KS2: 109.6

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 32 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 108 min walk

3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area194 m²

EPC breakdown

D
4%

Based on 4 properties · Confidence: low

Street mix

Semi 17%Detached 83%

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£485,000
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)
RoofPitched, 200 mm loft insulation
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

1999–2019 · CAGR

+4.1%

Total change

+125%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.9%

per year

Acceleration

-51.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Detached83.3%
Semi-detached16.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£335k£335k+0%1
Post-dot-com plateau2002–2002£357k£357k+0%1
Pre-crash peak2005–2007£514k£590k+14.8%1
Brexit uncertainty2018–2019£835k£753k-9.9%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
9.8 min walk
Mill Hill Broadway

Nearby stations

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

33

Walkability score

46

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

1

Car parks (800m)

2

EV chargers (800m)

Nearest car park655m
Santander docks (800m)0
Nearest cycle dock8.0 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: 13.4 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 70%
Less green space than 98% of London

Nearest SSSI: Brent Reservoir SSSI — 5.8 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

4 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) · 1.1 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

38

Parks (1km)

12

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketHadar Kosher Supermarket · 558 m
8 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)

685m

Post office

Nearby shops

Basar533 m
Kosher Deli564 m
Grodz581 m
Louis Mann & Son Ltd595 m

Nearby cafes

Soyo Edgware565 m
Liam's Coffee House653 m
Lola’s Cakes Sweets and Snacks665 m
Yakov's Kitchen673 m

Nearby restaurants

TLV falafel540 m
Met Su Yan571 m
Pizaza Edgware574 m
SAMI'S580 m

Nearby gyms

The Drive Tennis Club146 m

Nearby pharmacies

Cullimore Pharmacy692 m
Boots897 m

Nearby health

JL Dental Care185 m
EdgCare209 m
Small Dental349 m
EDGE Dental Clinic601 m
Food hygiene (5-star)55% of 64

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

3 PERCY MEWS MANAGEMENT COMPANY LIMITED
CARE ASSISTANTS LIMITED
FINEDGE ESTATES LIMITED
MANAGE PROPERTIES (FOLKESTONE) 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

29.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,370m
Crossrail 2 route14,175m

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
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
16
Local approval rate
46%
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
110 homes · MILL HILL CTY HIGH SCH., PLAYING FIELDS, MILL HILL CTY HIGH SCH., PLAYING FIELDS, GLENGALL ROAD, HA8 8
Pipeline pressure
NONE

Named schemes (500m)

266-274, 266-274, HALE LANE, HA824 homes
completed
278-286, 278-286, HALE LANE, HA818 homes
completed
108-110, 108-110, Edgwarebury Lane, Edgware, HA8 8NB12 homes
completed
104 Edgwarebury Lane, Edgware, Middx, HA8 8LY, HA8 8LY9 homes
completed
80, 80, The Grove, Edgware, HA8 9QB6 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 8PE

Full postcodeHA8 8PE
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.620874
Longitude-0.273195
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