Edgware · Barnet · Hendon constituency · 51.61938, -0.26698

HA8 9TZ— Edgware, Barnet

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

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 25/100Yield 4.81%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
87
Schools
60
Transport
25
Environment
49
Investment
58

The bottom line

HA8 9TZ 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: 57 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 9TZ

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-58.0% vs London avg

Deep-dive guides for HA8 9TZ

🛡️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 9TZ 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 · 4 min walk

KS2: 109.6

—

Secondary

Mill Hill County High School

Not yet inspected · 22 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 · 104 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.6 incidents per 1,000 residents

Better than 81% of London
→ Stable

-56% vs borough

Crime by type

Violence & sexual offences31%
Other30%
Vehicle crime13%
Anti-social behaviour11%
Burglary7%
Theft4%
Drug offences2%
Robbery2%

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 · 1.7km

Crime is 58% below London average

Property

Prices, sales volume and market trends

Avg floor area154.8 m²

EPC breakdown

C
1%
D
4%
E
4%

Based on 9 properties · Confidence: low

Street mix

Semi 61%Terraced 11%Detached 28%

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£387,000
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
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, insulated (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

1995–2024 · CAGR

+4.9%

Total change

+297%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.6%

per year

Acceleration

-59.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 18 sales

Property Type Mix

Total: 18 sales

Detached27.8%
Semi-detached61.1%
Terraced11.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£158k£360k+128.6%1.2
Post-dot-com plateau2001–2002£360k£400k+11.1%1
Pre-crash peak2006–2007£420k£673k+60.1%1.5
GFC & correction2008–2008£600k£600k+0%1
Help-to-Buy recovery2013–2013£490k£490k+0%1
Pandemic surge2020–2021£700k£900k+28.6%2.5
Current market2024–2024£625k£625k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.8% alpha

Semi-detached-0.8% α
Local
5.9%
District
6.7%

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
10.1 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
11 min walk
Mill Hill BroadwayNational Rail
18 min walk
Burnt Oak Underground StationNorthern
23 min walk
Canons Park Underground StationJubilee
29 min walk
Stanmore Underground StationJubilee
31 min walk
No bus stops within 400m

14

Walkability score

6

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

6

Car parks (800m)

2

EV chargers (800m)

Nearest car park519m
Santander docks (800m)0
Nearest cycle dock7.8 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 61%
Below average green space

Nearest SSSI: Brent Reservoir SSSI — 5.5 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

7 min walk

59%

Recommend GP

59%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Railway Tavern (602 m)

Nearest supermarketMartin’s · 808 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)

807m

Post office

Nearby shops

Co-op Food474 m
Basar630 m
Kosher Deli698 m
Grodz737 m

Nearby cafes

Soyo Edgware673 m
Liam's Coffee House746 m
Lola’s Cakes Sweets and Snacks774 m
Yakov's Kitchen809 m

Nearby restaurants

The Jolly Badger523 m
TLV falafel641 m
Pizaza Edgware683 m
SAMI'S691 m

Nearby pubs

Railway Tavern602 m

Nearby gyms

The Drive Tennis Club533 m

Nearby pharmacies

Cullimore Pharmacy782 m
Boots923 m

Nearby health

JL Dental Care646 m
EdgCare670 m
Small Dental707 m
EDGE Dental Clinic865 m
Food hygiene (5-star)75% of 24

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ASD TRADINGS LTD
CEM CONSULTANCY SERVICES LIMITED
HYTA CONSULTING 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

26.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,964m
Crossrail 2 route13,760m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,377 nationally

1,960

Est. population

6,875/km²

58%

Employed

45%

Degree educated

£45,200

Median income

3.9%

Claimant rate

SuburbanMedium densityEstablished mixed

53

Community stability

Age profile

31%
17%
17%
15%
21%
Under 1831%
18–3417%
35–4917%
50–6415%
65+21%

Tenure

42%
31%
22%
Own outright42%
Own (mortgage)31%
Private rent22%
Social rent5%
Shared ownership0%

Ethnicity

52%
15%
16%
White British52%
White Other15%
Asian16%
Black3%
Mixed2%
Other12%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine13%
No car household16%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent22%
Social rent6%

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)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
14
Local approval rate
10%
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)

CONVENT OF ST MARY AT THE CROSS, CONVENT OF ST MARY AT THE CROSS, HALE LANE, PRIORY FIELD DRIVE, HA864 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
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
2,914
Constituency
Chipping Barnet

Councillors

Shuey GordonConservative
Nick Mearing-SmithConservative
Lucy Emma WakeleyConservative

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Key facts for HA8 9TZ

Full postcodeHA8 9TZ
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.619379
Longitude-0.266982
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
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