Edgwarebury · Barnet · Hendon constituency · 51.62468, -0.27283

HA8 8TY— Edgwarebury, Barnet

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

London's quiet achiever

 

Safety 82/100Transport 18/100Yield 4.81%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
47
Safety
82
Schools
—
Transport
18
Environment
53
Investment
58

The bottom line

HA8 8TY 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 8TY

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 8TY

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

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Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How HA8 8TY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Rosh Pinah Primary School

Not yet inspected · 4 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 · 113 min walk

3 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

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 area119.5 m²

EPC breakdown

C
1%
F
1%

Based on 2 properties · Confidence: very_low

Street mix

Semi 80%Terraced 20%

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£298,750
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,320
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2014 · CAGR

+8.4%

Total change

+324%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.7%

per year

Acceleration

+11.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached80%
Terraced20%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£112k£210k+87.5%1
Post-dot-com plateau2001–2001£265k£265k+0%1
GFC & correction2008–2008£340k£340k+0%1
Help-to-Buy recovery2014–2014£475k£475k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
14.8 min walk
Mill Hill Broadway

Nearby stations

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

33

Walkability score

39

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 park752m
Santander docks (800m)0
Nearest cycle dock8.3 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 waterMEDIUM
Medium
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: 13.8 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Bentley Priory SSSI — 4.0 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

2

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Burger King (938 m)

Nearest supermarketBKosher · 289 m
9 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)

317m

Post office

Nearby shops

Tesco Express264 m
Yossi’s Bakery308 m
Be Fruitful324 m
Basar956 m

Nearby cafes

Yakov's Kitchen304 m
Lola’s Cakes Sweets and Snacks321 m
Starbucks926 m
Soyo Edgware987 m

Nearby restaurants

Burger King938 m
Subway948 m
TLV falafel963 m
Met Su Yan983 m

Nearby gyms

The Drive Tennis Club545 m

Nearby pharmacies

Cullimore Pharmacy356 m

Nearby health

EDGE Dental Clinic177 m
EdgCare401 m
JL Dental Care403 m
Small Dental706 m
Food hygiene (5-star)63% of 19

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

A

High street health

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

16.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,676m
Crossrail 2 route14,469m

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
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
11
Local approval rate
67%
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 CTY HIGH SCH., PLAYING FIELDS, MILL HILL CTY HIGH SCH., PLAYING FIELDS, GLENGALL ROAD, HA8 8110 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
80, 80, The Grove, Edgware, HA8 9QB6 homes
completed
The Sparrow PH, The Sparrow PH, Glengall Road,, Edgware, Middx,, HA8 8TE5 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 8TY

Full postcodeHA8 8TY
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgwarebury
Latitude51.624681
Longitude-0.272834
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