Edgwarebury · Barnet · Hendon constituency · 51.62432, -0.26903

HA8 8UH— Edgwarebury, Barnet

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

One of London's quieter, safer enclaves

 

Safety 87/100Transport 16/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
47
Safety
87
Schools
—
Transport
16
Environment
49
Investment
45

The bottom line

HA8 8UH offers low crime and fast broadband — 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 8UH

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 8UH

🛡️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 8UH 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 · 20 min walk

P8: +0.24A8: 57.5

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 111 min walk

4 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.1km

Crime is 58% 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£3,334/m²
Price per ft²£310/ft²
Avg floor area99.2 m²

EPC breakdown

C
4%
D
14%
E
2%

Based on 20 properties · Confidence: medium

Street mix

Semi 64%Detached 36%

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£248,000
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2024 · CAGR

+6.1%

Total change

+463%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.8%

per year

Acceleration

-27.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £400k–£450k · 33 sales

Property Type Mix

Total: 33 sales

Detached36.4%
Semi-detached63.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£98k£205k+109.7%1.7
Post-dot-com plateau2001–2004£247k£100k-59.4%2.2
Pre-crash peak2007–2007£450k£450k+0%1
GFC & correction2009–2011£350k£354k+1.1%2.3
Help-to-Buy recovery2013–2015£366k£490k+33.9%2
Pandemic surge2021–2021£590k£590k+0%2
Current market2024–2024£550k£550k+0%3

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+-0.8% alpha

Weakest performer

Semi-detached

-1.9% alpha

Detached-0.8% α
Local
6.1%
District
6.9%
Semi-detached-1.9% α
Local
2.7%
District
4.6%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
15.1 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
16 min walk
Mill Hill BroadwayNational Rail
23 min walk
Burnt Oak Underground StationNorthern
30 min walk
Stanmore Underground StationJubilee
30 min walk
Canons Park Underground StationJubilee
32 min walk
No bus stops within 400m

31

Walkability score

18

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

3

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park658m
Santander docks (800m)0
Nearest cycle dock8.1 km

Nearby car parks

🅿️
Ramada Hotel Parking
658m
🅿️
HGVs
799m

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: 13.6 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 52%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 6.1 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

8 min walk

64%

Recommend GP

64%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

46

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 (835 m)

Nearest supermarketMartin’s · 242 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)

242m

Post office

Nearby shops

Be Fruitful242 m
Yossi’s Bakery243 m
Tesco Express260 m
Waitrose848 m

Nearby cafes

Lola’s Cakes Sweets and Snacks213 m
Yakov's Kitchen243 m
Starbucks818 m
Soyo Edgware1.0 km

Nearby restaurants

Burger King835 m
Subway843 m
TLV falafel992 m
Pizaza Edgware1.0 km

Nearby gyms

The Drive Tennis Club625 m

Nearby pharmacies

Cullimore Pharmacy230 m

Nearby health

EDGE Dental Clinic337 m
JL Dental Care555 m
EdgCare564 m
Small Dental822 m
Food hygiene (5-star)67% of 21

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

ASKLAND TRANSFERS LTD
KOOSAG INVESTMENTS LIMITED
POKECARDHUB LTD

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months0

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

4/100

Velocity score

Future outlook

37.1

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,477m
Crossrail 2 route14,264m

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
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
14
Local approval rate
50%
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)

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
CONVENT OF ST MARY AT THE CROSS, CONVENT OF ST MARY AT THE CROSS, HALE LANE, PRIORY FIELD DRIVE, HA864 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

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 8UH

Full postcodeHA8 8UH
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgwarebury
Latitude51.624319
Longitude-0.269033
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