Edgwarebury · Barnet · Hendon constituency · 51.62752, -0.26890

HA8 8TA— Edgwarebury, Barnet

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

London's quiet achiever

 

Safety 87/100Transport 11/100Yield 4.81%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
87
Schools
—
Transport
11
Environment
75
Investment
58

The bottom line

HA8 8TA offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 63 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 8TA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.6% vs London avg
vs London crime-58.0% vs London avg

Deep-dive guides for HA8 8TA

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How HA8 8TA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Rosh Pinah Primary School

Not yet inspected · 2 min walk

KS2: 108.4

—

Secondary

Mill Hill County High School

Not yet inspected · 19 min walk

P8: +0.24A8: 57.5

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 75 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.6 incidents per 1,000 residents

Better than 81% of London
→ Stable

-56% vs borough

Crime by type

Violence & sexual offences31%
Other30%
Vehicle crime13%
Anti-social behaviour11%
Burglary7%
Theft4%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.3km

Crime is 58% below London average

Property

Prices, sales volume and market trends

Avg floor area94.7 m²

EPC breakdown

C
7%
D
16%
E
7%
F
2%

Based on 32 properties · Confidence: high

Street mix

Semi 96%Terraced 2%Detached 2%

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£236,750
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2023 · CAGR

+7.1%

Total change

+582%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.3%

per year

Acceleration

-15.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 53 sales

Property Type Mix

Total: 53 sales

Detached1.9%
Semi-detached96.2%
Terraced1.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£155k+99%2.2
Post-dot-com plateau2001–2004£200k£301k+50.6%2.8
Pre-crash peak2005–2007£245k£295k+20.4%1.7
GFC & correction2010–2012£264k£348k+31.6%1.3
Help-to-Buy recovery2013–2016£361k£560k+55%2
Brexit uncertainty2018–2019£498k£585k+17.6%2.5
Pandemic surge2020–2021£530k£585k+10.4%1
Rate-rise correction2022–2023£604k£530k-12.3%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.2% alpha

Semi-detached-0.2% α
Local
7.1%
District
7.3%

CAGR over 28yr 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 Velocity100
Seasonal Timing0
Trend Position75

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
19.2 min walk
Mill Hill Broadway

Nearby stations

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

38

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria64 min ↑
Waterloo ★63 min
Canary Wharf71 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

6

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park412m
Santander docks (800m)0
Nearest cycle dock8.3 km

Nearby car parks

🅿️
Ramada Hotel Parking
412m
🅿️
HGVs
475m
🅿️
London Gateway Coach Park
589m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.9 km away✗ Not Green Belt✗ Not AONB95% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 6.4 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

11 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

Nearest supermarketMartin’s · 119 m

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)

118m

Post office

Nearby shops

Be Fruitful115 m
Yossi’s Bakery122 m
Tesco Express153 m
Waitrose539 m

Nearby cafes

Yakov's Kitchen124 m
Lola’s Cakes Sweets and Snacks143 m
Starbucks508 m

Nearby restaurants

Burger King521 m
Subway531 m

Nearby gyms

The Drive Tennis Club935 m

Nearby pharmacies

Cullimore Pharmacy133 m

Nearby health

EDGE Dental Clinic302 m
EdgCare816 m
JL Dental Care816 m
Food hygiene (5-star)73% of 22

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

BENISH CONSTRUCTIONS LIMITED
CCWW TRADING LIMITED
E & G PROPERTY INVESTMENTS LIMITED
FELMAN CAPITAL PROPERTIES LTD
HERITAGE GLOBAL GROUP LTD

+8 more

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 score16/100
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

16.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,748m
Crossrail 2 route14,526m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,377 nationally

1,960

Est. population

6,875/km²

58%

Employed

45%

Degree educated

£45,200

Median income

3.9%

Claimant rate

SuburbanMedium densityEstablished mixed

53

Community stability

Age profile

31%
17%
17%
15%
21%
Under 1831%
18–3417%
35–4917%
50–6415%
65+21%

Tenure

42%
31%
22%
Own outright42%
Own (mortgage)31%
Private rent22%
Social rent5%
Shared ownership0%

Ethnicity

52%
15%
16%
White British52%
White Other15%
Asian16%
Black3%
Mixed2%
Other12%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine13%
No car household16%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent22%
Social rent6%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
13
Local approval rate
25%
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)

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
Broadfields site, Broadfields site, Springwood Crescent, HA8 8FT70 homes
completed
LAND REAR OF, 71-117, LAND REAR OF, 71-117, FAIRMEAD CRESCENT, HA819 homes
completed
MILL HILL COUNTY HIGH SCHOOL, MILL HILL COUNTY HIGH SCHOOL, TAYSIDE CLOSE, HA818 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 8TA

Full postcodeHA8 8TA
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgwarebury
Latitude51.627518
Longitude-0.268897
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