Edgware · Barnet · Hendon constituency · 51.62112, -0.25795

HA8 9ST— Edgware, Barnet

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 19/100Yield 4.81%

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
84
Schools
90
Transport
19
Environment
49
Investment
58

The bottom line

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

The catches: very high noise — check proximity to rail lines and 63 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 9ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA8 9ST

🛡️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 9ST 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 · 8 min walk

KS2: 108.4

—

Secondary

Mill Hill County High School

Not yet inspected · 15 min walk

P8: +0.24A8: 57.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 64 min walk

5 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

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 area67.4 m²

EPC breakdown

C
6%
D
16%
E
2%

Based on 24 properties · Confidence: medium

Street mix

Flat 100%

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£168,500
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

2000–2024 · CAGR

+4.4%

Total change

+184%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.0%

per year

Acceleration

-28.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£67k£67k+0%5
Post-dot-com plateau2001–2004£60k£110k+83.3%1.2
Pre-crash peak2006–2007£133k£115k-13.2%2.5
Help-to-Buy recovery2016–2016£240k£240k+0%2
Brexit uncertainty2019–2019£240k£240k+0%1
Rate-rise correction2022–2022£250k£250k+0%3
Current market2024–2024£190k£190k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
6.2%
District
6.1%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
17.3 min walk
Mill Hill Broadway

Nearby stations

Mill Hill BroadwayNational Rail
13 min walk
Edgware Underground StationNorthern
18 min walk
Burnt Oak Underground StationNorthern
26 min walk
Colindale Underground StationNorthern
36 min walk
Canons Park Underground StationJubilee
37 min walk
No bus stops within 400m

21

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria67 min ↑
Waterloo66 min ↑
Canary Wharf69 min ↑
City ★63 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 park131m
Santander docks (800m)0
Nearest cycle dock7.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.9 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 52%
Above 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): 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

7 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 · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Railway Tavern (510 m)

Nearest supermarketM&S Simply Food · 988 m
1 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)

219m

Post office

Nearby shops

Schlagmans301 m
Co-op Food517 m

Nearby restaurants

KFC147 m
Pizza Nero233 m
Tang's Takeaway240 m
The Jolly Badger485 m

Nearby pubs

Railway Tavern510 m
Upper Lounge Bar926 m

Nearby gyms

Personal Training251 m
F45328 m

Nearby pharmacies

Acorn Pharmacy261 m

Nearby health

Apex Dental Care245 m
Food hygiene (5-star)67% of 27

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
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

DUBAI'S HALAL FOOD LTD
KROUNE LTD
SPUDMAN 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

22.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,719m
Crossrail 2 route13,493m

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)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
20
Local approval rate
86%
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)
3
Largest scheme
125 homes · JOHN GROOMS SITE, JOHN GROOMS SITE, EDGWARE WAY, HA8
Pipeline pressure
NONE

Named schemes (500m)

LAND SOUTH OF, LAND SOUTH OF, SCOUT WAY, NW714 homes
completed
49 - 53, 49 - 53, Selvage Lane, Hale, NW7 3SS9 homes
completed
2-4 Sunbury Gardens London NW7 3SG, NW7 3SG8 homes
completed
122, 122, Hale Lane, Hale, NW7 3SE4 homes
completed
7, 7, Glendor Gardens, NW7 3JY2 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 9ST

Full postcodeHA8 9ST
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.621116
Longitude-0.257945
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