Edgware · Barnet · Hendon constituency · 51.61992, -0.25897

HA8 9RN— Edgware, Barnet

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 27/100Yield 4.81%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
84
Schools
90
Transport
27
Environment
49
Investment
58

The bottom line

HA8 9RN 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: 50 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 9RN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.6% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for HA8 9RN

🛡️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 9RN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mathilda Marks-Kennedy Jewish Primary School

Good · Inspected Nov 2021 · 7 min walk

KS2: 108.4

—

Secondary

Mill Hill County High School

Not yet inspected · 17 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 · 64 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.9 incidents per 1,000 residents

Better than 67% of London
→ Stable

-28% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences27%
Other23%
Vehicle crime14%
Burglary5%
Drug offences2%
Robbery1%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 1.2km

Crime is 31% below London average

Property

Prices, sales volume and market trends

Avg floor area137.5 m²

EPC breakdown

D
2%
E
1%
F
1%

Based on 4 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£343,750
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 EAnnual charge £2,320
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2022 · CAGR

+4.7%

Total change

+141%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.7%

per year

Acceleration

+1.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached50%
Terraced50%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£345k£345k+0%1
Brexit uncertainty2018–2018£650k£650k+0%1
Pandemic surge2021–2021£730k£730k+0%1
Rate-rise correction2022–2022£830k£830k+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
15.7 min walk
Mill Hill Broadway

Nearby stations

Mill Hill BroadwayNational Rail
13 min walk
Edgware Underground StationNorthern
16 min walk
Burnt Oak Underground StationNorthern
24 min walk
Colindale Underground StationNorthern
35 min walk
Canons Park Underground StationJubilee
35 min walk
No bus stops within 400m

20

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge51 min ↑
Victoria56 min ↑
Waterloo53 min ↑
Canary Wharf56 min ↑
City ★50 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park275m
Santander docks (800m)0
Nearest cycle dock7.6 km

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: 12.8 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 5.4 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): 1

Landslide susceptibility: Low

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

5 min walk

74%

Recommend GP

74%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMillway Medical Practice · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketM&S Simply Food · 937 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
941 licensed premises in borough130 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

318m

Post office

Nearby shops

Co-op Food365 m
Schlagmans385 m

Nearby restaurants

KFC288 m
Pizza Nero329 m
Tang's Takeaway335 m
The Jolly Badger336 m

Nearby pubs

Railway Tavern367 m
Upper Lounge Bar1.1 km

Nearby gyms

Personal Training344 m
F45406 m

Nearby pharmacies

Acorn Pharmacy352 m

Nearby health

Apex Dental Care339 m
Food hygiene (5-star)67% of 27

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

MOJ E ABI 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 score15/100
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

25.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,659m
Crossrail 2 route13,437m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,265 nationally

1,871

Est. population

6,586/km²

59%

Employed

50%

Degree educated

£45,200

Median income

3.3%

Claimant rate

SuburbanMedium densityEstablished mixed

51

Community stability

Age profile

24%
16%
23%
18%
19%
Under 1824%
18–3416%
35–4923%
50–6418%
65+19%

Tenure

33%
33%
21%
Own outright33%
Own (mortgage)33%
Private rent21%
Social rent12%
Shared ownership1%

Ethnicity

37%
18%
25%
White British37%
White Other18%
Asian25%
Black8%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine12%
No car household17%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent21%
Social rent12%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
17
Local approval rate
88%
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)
5
Largest scheme
125 homes · JOHN GROOMS SITE, JOHN GROOMS SITE, EDGWARE WAY, HA8
Pipeline pressure
NONE

Named schemes (500m)

JOHN GROOMS SITE, JOHN GROOMS SITE, EDGWARE WAY, HA8125 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
Trafalgar House, Trafalgar House, Grenville Place, NW7 3SA28 homes
completed
2-6, 2-6, GIBBS GREEN, HA8 9RH18 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 9RN

Full postcodeHA8 9RN
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.619917
Longitude-0.258973
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