Edgwarebury · Barnet · Hendon constituency · 51.62456, -0.26499

HA8 8YN— Edgwarebury, Barnet

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

The family fortress

 

Schools 100%Safety 82/100Transport 14/100Yield 4.81%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
82
Schools
60
Transport
14
Environment
75
Investment
58

The bottom line

HA8 8YN offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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 8YN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.6% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for HA8 8YN

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

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Postcode Personality

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“The family fortress”

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How HA8 8YN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rosh Pinah Primary School

Not yet inspected · 6 min walk

KS2: 108.4

—

Secondary

Mill Hill County High School

Not yet inspected · 16 min walk

P8: +0.24A8: 57.5

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 71 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.1 incidents per 1,000 residents

Better than 56% of London
→ Stable

-7% vs borough

Crime by type

Violence & sexual offences36%
Other16%
Anti-social behaviour15%
Vehicle crime11%
Drug offences10%
Burglary6%
Theft3%
Robbery1%

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 · 1.8km

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area83.3 m²

EPC breakdown

B
1%
C
15%
D
38%
E
5%
G
1%

Based on 60 properties · Confidence: high

Street mix

Semi 42%Terraced 26%Flat 29%Other 3%

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£208,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+5.8%

Total change

+390%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.3%

per year

Acceleration

-31.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached45.7%
Terraced25.7%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£127k+70.5%1.7
Post-dot-com plateau2001–2004£147k£212k+43.8%2
Pre-crash peak2005–2006£190k£226k+18.9%2
GFC & correction2008–2011£289k£228k-21.3%1.5
Help-to-Buy recovery2013–2015£250k£410k+64%1
Brexit uncertainty2018–2018£438k£438k+0%2
Pandemic surge2020–2021£430k£470k+9.3%2
Rate-rise correction2023–2023£365k£365k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Semi-detached-0.6% α
Local
6.6%
District
7.2%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing2
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
16.7 min walk
Mill Hill Broadway

Nearby stations

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

31

Walkability score

21

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

4

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park521m
Santander docks (800m)0
Nearest cycle dock8.1 km

Nearby car parks

🅿️
Ramada Hotel Parking
521m
🅿️
HGVs
724m

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: 13.5 km away✗ Not Green Belt✗ Not AONB95% green spaceTree canopy: 70%
More green space than 99% of London

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

DR SP TALPAHEWA

MEDICAL CENTRE, 156 DEANS LANE, HA8 9NT

12 min walk

74%

Recommend GP

74%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

3

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

44

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Railway Tavern (960 m)

Nearest supermarketMartin’s · 370 m

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)

367m

Post office

Nearby shops

Be Fruitful361 m
Yossi’s Bakery377 m
Tesco Express431 m
Waitrose748 m

Nearby cafes

Lola’s Cakes Sweets and Snacks331 m
Yakov's Kitchen380 m
Starbucks722 m

Nearby restaurants

KFC687 m
Burger King743 m
Subway748 m
Pizza Nero820 m

Nearby pubs

Railway Tavern960 m

Nearby gyms

The Drive Tennis Club844 m

Nearby pharmacies

Cullimore Pharmacy312 m

Nearby health

EDGE Dental Clinic571 m
Food hygiene (5-star)71% of 14

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

ANGEL VIEW ESTATES LTD
BAK HEATING & PLUMBING COMPANY LIMITED
BEAUMONT STREET PROPERTIES LTD
BLUE OAK PARTNERS LTD
COCO GENERAL BUILDING LTD

+3 more

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 score14/100
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

12.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,322m
Crossrail 2 route14,100m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,616 nationally

1,670

Est. population

7,006/km²

61%

Employed

40%

Degree educated

£45,200

Median income

5.9%

Claimant rate

SuburbanHigh densityEstablished mixed

48

Community stability

Age profile

28%
19%
21%
19%
Under 1828%
18–3419%
35–4922%
50–6419%
65+13%

Tenure

25%
31%
22%
22%
Own outright25%
Own (mortgage)31%
Private rent22%
Social rent22%
Shared ownership1%
Rent free0%

Ethnicity

36%
20%
17%
13%
White British36%
White Other20%
Asian17%
Black13%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine19%
No car household23%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Social rent22%
Private rent22%

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)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
13
Local approval rate
40%
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)

JOHN GROOMS SITE, JOHN GROOMS SITE, EDGWARE WAY, HA8125 homes
completed
JOHN GROOM H.A. (OFF STONEYFIELDS CLOSE), JOHN GROOM H.A. (OFF STONEYFIELDS CLOSE), ASH CLOSE, EDGWARE WAY, HA861 homes
completed
JOHN GROOM'S, JOHN GROOM'S, ASH CLOSE, EDGWARE WAY, NW752 homes
completed
PHASE 1 (ROSEWOOD), PHASE 1 (ROSEWOOD), EDGWARE WAY, STONEYFIELDS LANE, HA830 homes
completed
Oaktrees C, Oaktrees C, Knightwood Close, Edgware, HA8 8FR7 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 8YN

Full postcodeHA8 8YN
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgwarebury
Latitude51.624556
Longitude-0.264994
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