Edgwarebury · Barnet · Hendon constituency · 51.62855, -0.27634

HA8 8RH— Edgwarebury, Barnet

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

 

Schools 100%Safety 14/100Transport 11/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
41
Safety
14
Schools
60
Transport
11
Environment
68
Investment
45

The bottom line

HA8 8RH 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 8RH

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 8RH

🛡️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 8RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Saracens Broadfields

Not yet inspected · 3 min walk

KS2: 105.9

—

Secondary

Mill Hill County High School

Not yet inspected · 25 min walk

P8: +0.24A8: 57.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 119 min walk

2 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)

1

Incidents (5yr)

Nearest station: Borehamwood Fire Station · 3.5km

Crime is +629% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA8 district median

£386,500

Based on 99 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,704/m²
Price per ft²£530/ft²
Avg floor area138.2 m²

EPC breakdown

C
5%
D
14%
E
3%

Based on 22 properties · Confidence: medium

Street mix

Semi 44%Terraced 6%Detached 50%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£345,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 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

1995–2026 · CAGR

+5.9%

Total change

+489%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.6%

per year

Acceleration

-1.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 36 sales

Property Type Mix

Total: 36 sales

Detached50%
Semi-detached44.4%
Terraced5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£123k£224k+82.1%1.8
Post-dot-com plateau2002–2002£320k£320k+0%5
Pre-crash peak2005–2007£380k£398k+4.6%2
GFC & correction2008–2012£470k£615k+30.8%1.8
Help-to-Buy recovery2013–2016£559k£682k+21.9%1.3
Pandemic surge2020–2020£735k£735k+0%2
Rate-rise correction2022–2023£818k£802k-2%1.5
Current market2025–2026£765k£723k-5.6%1

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+2.9% alpha

Weakest performer

Semi-detached

+0.2% alpha

Detached+2.9% α
Local
8.8%
District
5.9%
Semi-detached+0.2% α
Local
8.8%
District
8.6%

CAGR over 12yr 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
19.9 min walk
Elstree & Borehamwood

Nearby stations

Edgware Underground StationNorthern
21 min walk
Stanmore Underground StationJubilee
26 min walk
Canons Park Underground StationJubilee
33 min walk
Elstree & BorehamwoodNational Rail
34 min walk
Burnt Oak Underground StationNorthern
37 min walk
No bus stops within 400m

20

Walkability score

10

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

2

Car parks (800m)

2

EV chargers (800m)

Nearest car park266m
Santander docks (800m)0
Nearest cycle dock8.6 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: 14.3 km away✗ Not Green Belt✗ Not AONB74% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Bentley Priory SSSI — 3.8 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

9 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketBKosher · 512 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)

540m

Post office

Nearby shops

Tesco Express472 m
Yossi’s Bakery529 m
Be Fruitful546 m

Nearby cafes

Yakov's Kitchen525 m
Lola’s Cakes Sweets and Snacks574 m

Nearby gyms

The Drive Tennis Club969 m

Nearby pharmacies

Cullimore Pharmacy599 m

Nearby health

EDGE Dental Clinic355 m
EdgCare769 m
JL Dental Care785 m
Small Dental1.1 km
Food hygiene (5-star)50% of 10

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

60LAUSANNE LTD
COMPASS CONSTRUCTION & MAINTENANCE SERVICES LTD
COMPASS PROFESSIONAL CONSORTIUM UK LTD
COMPASS PROPERTY 001 LTD
COOKING AND CRAFTS LIMITED

+7 more

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

34.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,163m
Crossrail 2 route14,952m

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)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
5
Local approval rate
88%
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
253, 253, Edgwarebury Lane, Edgware, HA8 8QL2 homes
completed
192, 192, Edgwarebury Lane, Edgware, HA8 8QW1 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 8RH

Full postcodeHA8 8RH
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgwarebury
Latitude51.628554
Longitude-0.276342
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