Edgwarebury · Barnet · Hendon constituency · 51.62269, -0.27213

HA8 8TS— Edgwarebury, Barnet

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

One of London's quieter, safer enclaves

 

Safety 88/100Transport 20/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
59
Safety
88
Schools
—
Transport
20
Environment
48
Investment
46

The bottom line

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

The catch: 61 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 8TS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.3% vs London avg
vs London crime-68.0% vs London avg

Deep-dive guides for HA8 8TS

🛡️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 8TS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Rosh Pinah Primary School

Not yet inspected · 6 min walk

KS2: 108.4

—

Secondary

Mill Hill County High School

Not yet inspected · 23 min walk

P8: +0.24A8: 57.5

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 111 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

20.9 incidents per 1,000 residents

Better than 86% of London
→ Stable

-66% vs borough

Crime by type

Other22%
Vehicle crime22%
Burglary22%
Anti-social behaviour16%
Violence & sexual offences14%
Drug offences3%
Theft3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.2km

Crime is 68% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£3,644/m²
Price per ft²£339/ft²
Avg floor area139.9 m²

EPC breakdown

D
6%
E
2%

Based on 8 properties · Confidence: low

Street mix

Semi 100%

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£349,750
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 FAnnual charge £2,742
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+4.3%

Total change

+213%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.0%

per year

Acceleration

-39.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£160k£185k+15.6%1
GFC & correction2009–2010£365k£425k+16.4%1
Help-to-Buy recovery2016–2016£535k£535k+0%1
Brexit uncertainty2017–2019£665k£670k+0.8%1
Pandemic surge2021–2021£725k£725k+0%1
Current market2025–2025£500k£500k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
12.3 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
13 min walk
Mill Hill BroadwayNational Rail
24 min walk
Stanmore Underground StationJubilee
27 min walk
Burnt Oak Underground StationNorthern
29 min walk
Canons Park Underground StationJubilee
29 min walk
No bus stops within 400m

29

Walkability score

38

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

0

Car parks (800m)

2

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock8.1 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 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: 13.6 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 6.0 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

5 min walk

64%

Recommend GP

64%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketBKosher · 449 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)

466m

Post office

Nearby shops

Tesco Express440 m
Yossi’s Bakery460 m
Be Fruitful470 m
Basar745 m

Nearby cafes

Lola’s Cakes Sweets and Snacks452 m
Yakov's Kitchen458 m
Soyo Edgware779 m
Liam's Coffee House867 m

Nearby restaurants

TLV falafel753 m
Met Su Yan787 m
Pizaza Edgware788 m
SAMI'S794 m

Nearby gyms

The Drive Tennis Club355 m

Nearby pharmacies

Cullimore Pharmacy480 m
Boots1.1 km

Nearby health

JL Dental Care278 m
EdgCare289 m
EDGE Dental Clinic401 m
Small Dental544 m
Food hygiene (5-star)64% of 25

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

46

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 score19/100
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

49.5

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,476m
Crossrail 2 route14,273m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,074 nationally

1,771

Est. population

8,657/km²

64%

Employed

48%

Degree educated

£40,600

Median income

1.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

31%
17%
19%
15%
18%
Under 1831%
18–3417%
35–4919%
50–6415%
65+18%

Tenure

39%
43%
17%
Own outright39%
Own (mortgage)43%
Private rent17%
Social rent1%
Shared ownership0%
Rent free0%

Ethnicity

51%
17%
19%
White British51%
White Other17%
Asian19%
Black2%
Mixed2%
Other11%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine8%
No car household7%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent17%
Social rent1%

vs. London

Income vs London-3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
12
Local approval rate
57%
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
129 homes · MILL HILL COUNTY HIGH SCHOOL SITE, MILL HILL COUNTY HIGH SCHOOL SITE, HAMONDE CLOSE, GLENGALL ROAD, HA8
Pipeline pressure
NONE

Named schemes (500m)

CONVENT OF ST MARY AT THE CROSS, CONVENT OF ST MARY AT THE CROSS, HALE LANE, PRIORY FIELD DRIVE, HA864 homes
completed
Garages at Ashford Court, 3-7, Garages at Ashford Court, 3-7, Wyre Grove, HA88 homes
completed
80, 80, The Grove, Edgware, HA8 9QB6 homes
completed
The Sparrow PH, The Sparrow PH, Glengall Road,, Edgware, Middx,, HA8 8TE5 homes
completed
The Sparrow PH, The Sparrow PH, Glengall Road, Edgware, HA8 8TE4 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 8TS

Full postcodeHA8 8TS
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgwarebury
Latitude51.622692
Longitude-0.272129
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