Edgware · Barnet · Hendon constituency · 51.61340, -0.26672

HA8 9LE— Edgware, Barnet

Location and area intelligence for HA8 9LE, Edgware, Barnet

The family fortress

 

Schools 100%Safety 85/100Transport 29/100Yield 4.81%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
60
Safety
85
Schools
90
Transport
29
Environment
52
Investment
58

The bottom line

HA8 9LE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 57 min to city — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA8 9LE

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-5.2% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for HA8 9LE

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA8 9LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Deansbrook Infant School

Good · Inspected Jun 2024 · 5 min walk

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 25 min walk

P8: +0.42A8: 55.2

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 96 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.9 incidents per 1,000 residents

Better than 73% of London
→ Stable

-41% vs borough

Crime by type

Vehicle crime26%
Burglary20%
Anti-social behaviour17%
Violence & sexual offences16%
Other14%
Drug offences3%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 1.6km

Crime is 43% below London average

Property

Prices, sales volume and market trends

Avg floor area97.8 m²

EPC breakdown

C
1%
D
4%
E
1%

Based on 6 properties · Confidence: low

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£244,500
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

2006–2023 · CAGR

+2.2%

Total change

+45%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.5%

per year

Acceleration

-32.05

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£400k£400k+0%1
Pandemic surge2020–2020£550k£550k+0%1
Rate-rise correction2023–2023£580k£580k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
6.8 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
7 min walk
Burnt Oak Underground StationNorthern
15 min walk
Mill Hill BroadwayNational Rail
15 min walk
Canons Park Underground StationJubilee
25 min walk
Colindale Underground StationNorthern
29 min walk
No bus stops within 400m

13

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria59 min ↑
Waterloo60 min ↑
Canary Wharf63 min ↑
City ★57 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

20

Car parks (800m)

0

EV chargers (800m)

Nearest car park505m
Santander docks (800m)0
Nearest cycle dock7.4 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
619m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 61%
More green space than 76% of London

Nearest SSSI: Brent Reservoir SSSI — 4.9 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

PENSHURST GARDENS SURGERY

39 PENSHURST GARDENS, HA8 9TN

7 min walk

59%

Recommend GP

59%

Overall GP experience

11

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 763 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

143

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Railway Tavern (617 m)

Nearest supermarketHadar Kosher Supermarket · 631 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)

625m

Post office

Nearby shops

Co-op Food546 m
Basar618 m
Wenzel's624 m
Food Centre624 m

Nearby cafes

walk & eat545 m
Costa606 m
Liam's Coffee House629 m
Soyo Edgware635 m

Nearby restaurants

The Jolly Badger595 m
Sushimania616 m
Slam Burger616 m
Cheatmeals617 m

Nearby pubs

Railway Tavern617 m

Nearby gyms

The Drive Tennis Club908 m
Xcelerate Gym923 m

Nearby pharmacies

Boots601 m

Nearby health

Deansbrook Care Centre441 m
The Old Red Hill Clinic (Barnet Adolescent Services)763 m
Edgware Community Hospital823 m
Edgware NHS Walk-In Centre954 m
Food hygiene (5-star)57% of 23

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

MEROSU M&S LTD
TB HOUNSLOW LTD

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 score16/100
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

34.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,449m
Crossrail 2 route13,264m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,509 nationally

1,869

Est. population

9,877/km²

62%

Employed

46%

Degree educated

£39,800

Median income

3.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

55

Community stability

Age profile

25%
18%
21%
18%
19%
Under 1825%
18–3418%
35–4921%
50–6418%
65+19%

Tenure

39%
39%
21%
Own outright39%
Own (mortgage)39%
Private rent21%
Social rent1%
Shared ownership1%

Ethnicity

38%
19%
26%
White British38%
White Other19%
Asian26%
Black5%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine14%
No car household12%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent21%
Social rent1%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
20
Local approval rate
30%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
66 homes · ST ROSES CONVENT, ST ROSES CONVENT, ORANGE HILL ROAD, HA8
Pipeline pressure
NONE

Named schemes (500m)

DEPOT INCLUDING, 117-119, DEPOT INCLUDING, 117-119, DEANSBROOK ROAD, HA8 9BP16 homes
completed
213, Hale Lane, HA8 9QH2 homes
completed
225, 225, Hale Lane, Edgeware, HA8 9QF2 homes
completed
82, 82, Brook Avenue, Edgware, HA8 9XA2 homes
completed
Land adjacent to, 28, Land adjacent to, 28, Deans Lane, HA8 9HP1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.8%
Ward turnout
43%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
15
Constituency
Hendon

Councillors

Shuey GordonConservative
Nick Mearing-SmithConservative
Lucy Emma WakeleyConservative

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Key facts for HA8 9LE

Full postcodeHA8 9LE
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.613395
Longitude-0.266719
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