Edgware · Barnet · Hendon constituency · 51.61986, -0.27098

HA8 9QA— Edgware, Barnet

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

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 24/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
65
Safety
88
Schools
60
Transport
24
Environment
49
Investment
46

The bottom line

HA8 9QA 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 catch: 61 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 9QA

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-3.3% vs London avg
vs London crime-68.0% vs London avg

Deep-dive guides for HA8 9QA

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA8 9QA 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 · 3 min walk

KS2: 109.6

—

Secondary

Mill Hill County High School

Not yet inspected · 24 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

Fawood Nursery School & Family Wellbeing Centre

Good · 107 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

20.9 incidents per 1,000 residents

Better than 86% of London
→ Stable

-66% vs borough

Crime by type

Other22%
Vehicle crime22%
Burglary22%
Anti-social behaviour16%
Violence & sexual offences14%
Drug offences3%
Theft3%
Robbery0%

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 · 2.0km

Crime is 68% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,596/m²
Price per ft²£706/ft²
Avg floor area109 m²

EPC breakdown

C
3%
D
11%
E
4%
F
2%

Based on 20 properties · Confidence: medium

Street mix

Semi 77%Terraced 8%Detached 15%

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£272,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,742
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.5%

Total change

+836%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.3%

per year

Acceleration

-16.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 26 sales

Property Type Mix

Total: 26 sales

Detached15.4%
Semi-detached76.9%
Terraced7.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£285k+263.1%1.2
Post-dot-com plateau2001–2002£310k£283k-8.7%1
Pre-crash peak2005–2007£405k£490k+21%1
GFC & correction2010–2010£490k£490k+0%1
Help-to-Buy recovery2013–2016£470k£510k+8.5%1.2
Brexit uncertainty2017–2018£635k£595k-6.3%2
Pandemic surge2021–2021£748k£748k+0%2
Rate-rise correction2022–2022£753k£753k+0%2
Current market2025–2026£810k£735k-9.3%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-6.7% alpha

Semi-detached-6.7% α
Local
-2.1%
District
4.6%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing4
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
8.9 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
9 min walk
Mill Hill BroadwayNational Rail
21 min walk
Burnt Oak Underground StationNorthern
25 min walk
Canons Park Underground StationJubilee
27 min walk
Stanmore Underground StationJubilee
28 min walk
No bus stops within 400m

32

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria ★61 min
Waterloo63 min ↑
Canary Wharf73 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

2

Car parks (800m)

2

EV chargers (800m)

Nearest car park596m
Santander docks (800m)0
Nearest cycle dock7.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed472 Mbps
Median download439 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: 13.3 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 5.6 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

5

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

12

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketHadar Kosher Supermarket · 509 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)

634m

Post office

Nearby shops

Basar478 m
Kosher Deli530 m
Grodz559 m
Louis Mann & Son Ltd583 m

Nearby cafes

Soyo Edgware518 m
Liam's Coffee House604 m
Lola’s Cakes Sweets and Snacks723 m
Yakov's Kitchen743 m

Nearby restaurants

TLV falafel487 m
Pizaza Edgware528 m
SAMI'S535 m
Met Su Yan554 m

Nearby gyms

The Drive Tennis Club253 m

Nearby pharmacies

Cullimore Pharmacy743 m
Boots829 m

Nearby health

JL Dental Care373 m
EdgCare397 m
Small Dental441 m
EDGE Dental Clinic724 m
Food hygiene (5-star)56% of 63

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
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

ECOVEEVE LTD
GALECO TRADING LTD
OSTEOPATHY4U LIMITED
ZAFAY GLOBAL LTD

Investment

Investment grade, yield and market outlook

46

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months1

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

8/100

Velocity score

Future outlook

55.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,184m
Crossrail 2 route13,988m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,074 nationally

1,771

Est. population

8,657/km²

64%

Employed

48%

Degree educated

£40,600

Median income

1.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

58

Community stability

Age profile

31%
17%
19%
15%
18%
Under 1831%
18–3417%
35–4919%
50–6415%
65+18%

Tenure

39%
43%
17%
Own outright39%
Own (mortgage)43%
Private rent17%
Social rent1%
Shared ownership0%
Rent free0%

Ethnicity

51%
17%
19%
White British51%
White Other17%
Asian19%
Black2%
Mixed2%
Other11%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine8%
No car household7%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent17%
Social rent1%

vs. London

Income vs London-3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
17
Local approval rate
39%
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
64 homes · CONVENT OF ST MARY AT THE CROSS, CONVENT OF ST MARY AT THE CROSS, HALE LANE, PRIORY FIELD DRIVE, HA8
Pipeline pressure
NONE

Named schemes (500m)

CONVENT OF ST MARY AT THE CROSS, CONVENT OF ST MARY AT THE CROSS, HALE LANE, PRIORY FIELD DRIVE, HA864 homes
completed
266-274, 266-274, HALE LANE, HA824 homes
completed
233-239, 233-239, HALE LANE, HA8 9QF17 homes
completed
Convent Of St Mary At The Cross, Priory Field Drive, Edgware, Middx, HA8 9PU, HA8 9PU9 homes
completed
80, 80, The Grove, Edgware, HA8 9QB6 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
2,914
Constituency
Chipping Barnet

Councillors

Shuey GordonConservative
Nick Mearing-SmithConservative
Lucy Emma WakeleyConservative

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Key facts for HA8 9QA

Full postcodeHA8 9QA
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.619861
Longitude-0.270980
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