Edgware · Barnet · Hendon constituency · 51.61786, -0.26209

HA8 9RX— Edgware, Barnet

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 23/100Yield 4.81%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
59
Safety
84
Schools
90
Transport
23
Environment
49
Investment
60

The bottom line

HA8 9RX 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: high noise levels nearby and 57 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA8 9RX 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 9RX meets your needs.

Location

HA8 9RX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.6% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for HA8 9RX

🛡️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 9RX with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How HA8 9RX 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 · 7 min walk

—

Secondary

Mill Hill County High School

Not yet inspected · 20 min walk

P8: +0.24A8: 57.5

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 101 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.4 incidents per 1,000 residents

Better than 67% of London
→ Stable

-29% vs borough

Crime by type

Violence & sexual offences27%
Other24%
Anti-social behaviour20%
Vehicle crime12%
Burglary7%
Drug offences3%
Theft3%
Robbery3%

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 · 1.3km

Crime is 32% below London average

Property

Prices, sales volume and market trends

Avg floor area55.8 m²

EPC breakdown

D
3%
E
1%

Based on 4 properties · Confidence: low

Street mix

Flat 92%Other 8%

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£139,500
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)
Roof(another dwelling above)
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

1995–2021 · CAGR

+6.6%

Total change

+422%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.2%

per year

Acceleration

-62.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£110k+83.4%1
Post-dot-com plateau2003–2004£175k£208k+18.6%2
GFC & correction2011–2012£177k£200k+13%1
Brexit uncertainty2017–2017£320k£320k+0%1
Pandemic surge2021–2021£313k£313k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
12.1 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
13 min walk
Mill Hill BroadwayNational Rail
13 min walk
Burnt Oak Underground StationNorthern
21 min walk
Canons Park Underground StationJubilee
32 min walk
Colindale Underground StationNorthern
33 min walk
No bus stops within 400m

15

Walkability score

15

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park140m
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.7 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 5.3 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

3 min walk

74%

Recommend GP

74%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketMartin’s · 1.1 km

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)

620m

Post office

Nearby shops

Co-op Food112 m
Schlagmans673 m

Nearby cafes

Lola’s Cakes Sweets and Snacks1.0 km

Nearby restaurants

The Jolly Badger146 m
KFC602 m
Pizza Nero629 m
Tang's Takeaway634 m

Nearby pubs

Railway Tavern226 m

Nearby gyms

Personal Training641 m
F45689 m

Nearby pharmacies

Acorn Pharmacy647 m
Cullimore Pharmacy1.0 km

Nearby health

Apex Dental Care637 m
Deansbrook Care Centre954 m
Food hygiene (5-star)64% of 22

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

60

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 score17/100
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

33.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,617m
Crossrail 2 route13,407m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,211 nationally

1,938

Est. population

6,736/km²

66%

Employed

52%

Degree educated

£45,200

Median income

3.9%

Claimant rate

SuburbanMedium densityOwner occupiers / families

51

Community stability

Age profile

26%
19%
22%
20%
14%
Under 1826%
18–3419%
35–4922%
50–6420%
65+14%

Tenure

33%
38%
26%
Own outright33%
Own (mortgage)38%
Private rent26%
Social rent2%
Shared ownership0%

Ethnicity

36%
21%
25%
White British36%
White Other21%
Asian25%
Black7%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine14%
No car household15%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent26%
Social rent2%

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)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
17
Local approval rate
64%
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)
2
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 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
FORMER HOMEPAC SITE (PHASES 1 & 2), FORMER HOMEPAC SITE (PHASES 1 & 2), GRENVILLE PLACE, NW729 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 9RX? 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 9RX.
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 9RX

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

No spam. Unsubscribe anytime.

Key facts for HA8 9RX

Full postcodeHA8 9RX
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.617859
Longitude-0.262086
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