The bottom line
HA8 8QS offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Owner-occupiers who can accept its trade-offs.
The catch: 85 min to victoria — above average for this zone.
Less suited to Families.
Check your dealbreakers
Toggle the things that matter to you — see how HA8 8QS scores on each.
Toggle a question above to see how HA8 8QS meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for HA8 8QS
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Postcode Personality
How HA8 8QS has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Saracens Broadfields
Not yet inspected · 11 min walk
KS2: 105.9
Secondary
Avanti House School
Not yet inspected · Inspected Jun 2025 · 40 min walk
100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km
Childcare
Childcare
Hillview Nursery School
Not inspected · 108 min walk
1 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Very high crime
474.0 incidents per 1,000 residents
+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
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
1
Incidents (5yr)
Nearest station: Borehamwood Fire Station · 3.0km
Crime is +629% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 1 properties · Confidence: very_low
LHA rates — Outer North London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Data not yet available for this postcode.
Buyer vs Seller Score
Market conditions index — insufficient data
Buyer vs Seller Score
Market conditions index — insufficient data
Data not yet available for this postcode.
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
4
Walkability score
0
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
6
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
0%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Bentley Priory SSSI — 3.6 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
JAI MEDICAL CENTRE
114 EDGWAREBURY LANE, HA8 8NB
18 min walk
64%
Recommend GP
64%
Overall GP experience
0
GPs within 1km
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
35
Parks (1km)
0
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
4
Sports (1km)
0
Convenience
No restaurants within 800m — nearest: Edgwarebury Hotel and Restaurant (705 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
1.3km
Post office
Nearby restaurants
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
56
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
22.3
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 6/10
Around average
Index of Multiple Deprivation
Rank: 19,783 nationally
1,578
Est. population
704/km²
60%
Employed
51%
Degree educated
£40,600
Median income
2.8%
Claimant rate
60
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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