The bottom line
HA8 8XP offers low crime and fast broadband — strong value for Families who can accept its trade-offs.
The catch: 68 min to victoria — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how HA8 8XP scores on each.
Toggle a question above to see how HA8 8XP meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for HA8 8XP
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Postcode Personality
“One of London's quieter, safer enclaves”
How HA8 8XP has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
Primary
Saracens Broadfields
Not yet inspected · 3 min walk
KS2: 105.9
Secondary
Mill Hill County High School
Not yet inspected · 20 min walk
Childcare
Childcare
Moss Hall Nursery School
Not inspected · 78 min walk
2 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
56.0 incidents per 1,000 residents
-10% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Borehamwood Fire Station · 3.2km
Crime is 14% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 16 properties · Confidence: medium
Street mix
LHA rates — Outer North London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1995–2017 · CAGR
+9.7%
Total change
+660%
Market Activity
Price Velocity & Acceleration
Current Velocity
+93.9%
per year
Acceleration
+50.77
change in velocity
Market State
Strong growth
Price Distribution
P25: £100k–£125k · P75: £125k–£150k · 11 sales
Property Type Mix
Total: 11 sales
By decade
1990s
2000s
2010s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–2000 | £63k | £132k | +110.4% | 1.3 |
| Post-dot-com plateau | 2002–2004 | £140k | £171k | +22.3% | 1.7 |
| Pre-crash peak | 2006–2006 | £245k | £245k | +0% | 1 |
| Brexit uncertainty | 2017–2017 | £475k | £475k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
30
Walkability score
34
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
8
Car parks (800m)
4
EV chargers (800m)
1
Fast chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Bentley Priory SSSI — 4.3 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
JAI MEDICAL CENTRE
114 EDGWAREBURY LANE, HA8 8NB
13 min walk
64%
Recommend GP
64%
Overall GP experience
0
GPs within 1km
1
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
53
Parks (1km)
2
Restaurants (800m)
3
Cafes (800m)
0
Pubs (400m)
1
Pharmacies (800m)
0
Gyms (1km)
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
469m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
+1 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
62
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
7.8
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 5,694 nationally
2,019
Est. population
9,071/km²
59%
Employed
34%
Degree educated
£45,200
Median income
7.4%
Claimant rate
34
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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