Edgware · Barnet · Hendon constituency · 51.61451, -0.26705

HA8 9LL— Edgware, Barnet

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 29/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
60
Safety
85
Schools
60
Transport
29
Environment
51
Investment
45

The bottom line

HA8 9LL 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.

Check your dealbreakers

Toggle the things that matter to you — see how HA8 9LL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA8 9LL meets your needs.

Location

HA8 9LL

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 9LL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA8 9LL with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How HA8 9LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Beit Shvidler Primary School

Not yet inspected · 6 min walk

KS2: 109.6

—

Secondary

Mill Hill County High School

Not yet inspected · 27 min walk

P8: +0.24A8: 57.5

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 97 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 · 1.7km

Crime is 43% 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£5,108/m²
Price per ft²£475/ft²
Avg floor area88.8 m²

EPC breakdown

C
1%
D
8%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 82%Detached 18%

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£222,000
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
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.6%

Total change

+416%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.0%

per year

Acceleration

-133.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £75k–£100k · 22 sales

Property Type Mix

Total: 22 sales

Detached18.2%
Semi-detached81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£87k£94k+7.2%2
Post-dot-com plateau2001–2004£215k£350k+62.8%1.2
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2008–2012£289k£290k+0.4%1.3
Help-to-Buy recovery2014–2015£380k£400k+5.3%1
Brexit uncertainty2018–2018£545k£545k+0%1
Pandemic surge2021–2021£467k£467k+0%1
Rate-rise correction2023–2023£865k£865k+0%1
Current market2025–2025£450k£450k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.1% alpha

Semi-detached-1.1% α
Local
9.6%
District
10.7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
6.6 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
7 min walk
Mill Hill BroadwayNational Rail
16 min walk
Burnt Oak Underground StationNorthern
17 min walk
Canons Park Underground StationJubilee
26 min walk
Colindale Underground StationNorthern
30 min walk
No bus stops within 400m

15

Walkability score

5

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park544m
Santander docks (800m)0
Nearest cycle dock7.5 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
654m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed480 Mbps
Median download442 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: 12.6 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 5.0 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

PENSHURST GARDENS SURGERY

39 PENSHURST GARDENS, HA8 9TN

5 min walk

59%

Recommend GP

59%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 787 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Railway Tavern (575 m)

Nearest supermarketHadar Kosher Supermarket · 563 m
2 tennis courts

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)

581m

Post office

Nearby shops

Co-op Food483 m
Basar545 m
Food Centre601 m
Wenzel's606 m

Nearby cafes

walk & eat548 m
Soyo Edgware568 m
Liam's Coffee House579 m
Costa612 m

Nearby restaurants

The Jolly Badger538 m
TLV falafel551 m
Pizaza Edgware572 m
Slam Burger577 m

Nearby pubs

Railway Tavern575 m

Nearby gyms

The Drive Tennis Club798 m

Nearby pharmacies

Boots602 m

Nearby health

Deansbrook Care Centre567 m
The Old Red Hill Clinic (Barnet Adolescent Services)787 m
Edgware Community Hospital933 m
Edgware NHS Walk-In Centre1.1 km
Food hygiene (5-star)61% of 23

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

AUTOMATALK LLP
FLORIN VASILE CECLEA LTD
FORBURG INVESTMENTS LIMITED
SYSTRONICS 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 score16/100
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

48.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,557m
Crossrail 2 route13,369m

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)
4
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
19
Local approval rate
27%
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)
2
Largest scheme
66 homes · ST ROSES CONVENT, ST ROSES CONVENT, ORANGE HILL ROAD, HA8
Pipeline pressure
NONE

Named schemes (500m)

233-239, 233-239, HALE LANE, HA8 9QF17 homes
completed
186, 186, Hale Lane, Hale, HA8 9RF2 homes
completed
225, 225, Hale Lane, Edgeware, HA8 9QF2 homes
completed
213, Hale Lane, HA8 9QH2 homes
completed
182, Hale Lane, HA8 9RF2 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

Live in HA8 9LL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA8 9LL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barnet with nearby boroughs:

Barnet vs HaringeyBarnet vs EnfieldBarnet vs HarrowBarnet vs Camden

Similar postcodes

Frequently asked questions

📍 Track HA8 9LL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA8 9LL

Full postcodeHA8 9LL
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.614506
Longitude-0.267052
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