Edgwarebury · Barnet · Hendon constituency · 51.62654, -0.27042

HA8 8TE— Edgwarebury, Barnet

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

One of London's quieter, safer enclaves

 

Safety 82/100Transport 12/100Yield 4.81%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
45
Safety
82
Schools
—
Transport
12
Environment
50
Investment
58

The bottom line

HA8 8TE offers low crime — 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.

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Location

HA8 8TE

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 8TE

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How HA8 8TE 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 · 20 min walk

P8: +0.24A8: 57.5

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 116 min walk

4 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)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.3km

Crime is 15% below London average

Property

Prices, sales volume and market trends

Avg floor area66.1 m²

EPC breakdown

C
14%

Based on 14 properties · Confidence: medium

Street mix

Detached 9%Flat 82%Other 9%

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£165,250
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.28 W/m²K
RoofAverage thermal transmittance 0.11 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,320
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2018 · CAGR

+1.8%

Total change

+49%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.6%

per year

Acceleration

-47.46

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 10 sales

Property Type Mix

Total: 10 sales

Detached10%
Flat/maisonette90%

By decade

1990s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£265k£265k+0%1
Brexit uncertainty2017–2018£392k£395k+0.6%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.1% alpha

Flat/maisonette+5.1% α
Local
0.6%
District
-4.5%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

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
17.6 min walk
Mill Hill Broadway

Nearby stations

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

37

Walkability score

31

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 park557m
Santander docks (800m)0
Nearest cycle dock8.3 km

Nearby car parks

🅿️
Ramada Hotel Parking
557m
🅿️
HGVs
624m
🅿️
London Gateway Coach Park
734m

Connectivity

Broadband and mobile coverage

100%

Full fibre

6%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed122 Mbps
Median download173 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.9 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 6.3 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

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.7 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

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 (672 m)

Nearest supermarketBKosher · 47 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)

79m

Post office

Nearby shops

Tesco Express6 m
Yossi’s Bakery67 m
Be Fruitful86 m
Waitrose690 m

Nearby cafes

Yakov's Kitchen62 m
Lola’s Cakes Sweets and Snacks109 m
Starbucks660 m

Nearby restaurants

Burger King672 m
Subway682 m

Nearby gyms

The Drive Tennis Club794 m

Nearby pharmacies

Cullimore Pharmacy138 m

Nearby health

EDGE Dental Clinic165 m
EdgCare666 m
JL Dental Care667 m
Small Dental966 m
Food hygiene (5-star)68% of 25

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GREEN SPARKLE LIMITED
MIRROREDBYARNELLE LIMITED
ROSH PINAH JEWISH PRIMARY SCHOOL TRUST

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

15.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,730m
Crossrail 2 route14,513m

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
Listed buildings (800m)
1
Planning apps (12 months)
7
Planning apps (3 years)
11
Local approval rate
43%
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
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
Garages at Ashford Court, 3-7, Garages at Ashford Court, 3-7, Wyre Grove, HA88 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 8TE

Full postcodeHA8 8TE
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgwarebury
Latitude51.626543
Longitude-0.270422
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