Edgwarebury · Barnet · Hendon constituency · 51.62746, -0.27176

HA8 8RD— Edgwarebury, Barnet

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

One of London's quieter, safer enclaves

 

Safety 82/100Transport 11/100Yield 4.81%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
44
Safety
82
Schools
—
Transport
11
Environment
47
Investment
58

The bottom line

HA8 8RD offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 68 min to victoria — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA8 8RD 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 8RD meets your needs.

Location

HA8 8RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.3% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for HA8 8RD

🛡️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 8RD with:

Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

Share:WhatsAppShare on X

How HA8 8RD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Rosh Pinah Primary School

Not yet inspected · 1 min walk

KS2: 108.4

—

Secondary

Mill Hill County High School

Not yet inspected · 21 min walk

P8: +0.24A8: 57.5

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 117 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.3 incidents per 1,000 residents

Better than 58% of London
→ Stable

-11% vs borough

Crime by type

Violence & sexual offences31%
Other23%
Anti-social behaviour22%
Burglary10%
Vehicle crime7%
Drug offences4%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.4km

Crime is 15% below London average

Property

Prices, sales volume and market trends

Avg floor area105.3 m²

EPC breakdown

C
4%
D
7%

Based on 11 properties · Confidence: medium

Street mix

Semi 28%Detached 72%

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£263,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 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

1996–2023 · CAGR

+5.3%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

+5.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 25 sales

Property Type Mix

Total: 25 sales

Detached72%
Semi-detached28%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£135k£184k+35.9%1.7
Post-dot-com plateau2001–2004£250k£350k+40%1.7
Pre-crash peak2006–2007£355k£374k+5.4%2
GFC & correction2012–2012£366k£366k+0%1
Help-to-Buy recovery2013–2016£388k£650k+67.7%2
Pandemic surge2020–2021£585k£545k-6.8%1.5
Rate-rise correction2023–2023£540k£540k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.4% alpha

Detached+0.4% α
Local
5.3%
District
4.9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

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 Velocity75
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
18.6 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
19 min walk
Mill Hill BroadwayNational Rail
28 min walk
Stanmore Underground StationJubilee
29 min walk
Canons Park Underground StationJubilee
34 min walk
Burnt Oak Underground StationNorthern
35 min walk
No bus stops within 400m

33

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria ★68 min
Waterloo72 min ↑
Canary Wharf80 min ↑
City72 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

6

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park595m
Santander docks (800m)0
Nearest cycle dock8.4 km

Nearby car parks

🅿️
Ramada Hotel Parking
598m
🅿️
HGVs
612m
🅿️
London Gateway Coach Park
705m

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: 14.0 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 64%
Less green space than 85% of London

Nearest SSSI: Bentley Priory SSSI — 4.1 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

9 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

3

Convenience

No restaurants within 800m — nearest: Burger King (666 m)

Nearest supermarketBKosher · 178 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)

202m

Post office

Nearby shops

Tesco Express144 m
Yossi’s Bakery193 m
Be Fruitful209 m
Waitrose686 m

Nearby cafes

Yakov's Kitchen189 m
Lola’s Cakes Sweets and Snacks239 m
Starbucks657 m

Nearby restaurants

Burger King666 m
Subway676 m

Nearby gyms

The Drive Tennis Club864 m

Nearby pharmacies

Cullimore Pharmacy260 m

Nearby health

EDGE Dental Clinic150 m
EdgCare709 m
JL Dental Care715 m
Small Dental1.0 km
Food hygiene (5-star)59% of 17

Business

Local businesses registered here

Active businesses
2
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

DAUM PROPERTIES LTD
WESTBRIDGE INDUSTRIES LIMITED

Investment

Investment grade, yield and market outlook

58

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

15.2

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,868m
Crossrail 2 route14,651m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,592 nationally

1,737

Est. population

9,296/km²

56%

Employed

41%

Degree educated

£40,600

Median income

4.9%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

32%
15%
17%
17%
19%
Under 1832%
18–3415%
35–4917%
50–6417%
65+19%

Tenure

29%
30%
21%
20%
Own outright29%
Own (mortgage)30%
Private rent21%
Social rent20%
Shared ownership0%
Rent free0%

Ethnicity

50%
15%
14%
White British50%
White Other16%
Asian14%
Black7%
Mixed3%
Other11%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine13%
No car household23%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent21%
Social rent20%

vs. London

Income vs London-3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (12 months)
11
Planning apps (3 years)
11
Local approval rate
64%
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
137 homes · Land Between Broadfields Primary School, Hartland Drive, HA8 8JP
Pipeline pressure
NONE

Named schemes (500m)

Land Between Broadfields Primary School, Hartland Drive, HA8 8JP137 homes
completed
MILL HILL COUNTY HIGH SCHOOL SITE, MILL HILL COUNTY HIGH SCHOOL SITE, HAMONDE CLOSE, GLENGALL ROAD, HA8129 homes
completed
MILL HILL CTY HIGH SCH., PLAYING FIELDS, MILL HILL CTY HIGH SCH., PLAYING FIELDS, GLENGALL ROAD, HA8 8110 homes
completed
MILL HILL COUNTY HIGH SCHOOL, MILL HILL COUNTY HIGH SCHOOL, TAYSIDE CLOSE, HA818 homes
completed
FORMER MILL HILL COUNTY SCHOOL, FORMER MILL HILL COUNTY SCHOOL, GLENGALL ROAD, TAYSIDE DRIVE, NW610 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

Live in HA8 8RD? 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 8RD.
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 8RD

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

No spam. Unsubscribe anytime.

Key facts for HA8 8RD

Full postcodeHA8 8RD
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgwarebury
Latitude51.627462
Longitude-0.271760
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