Edgware · Barnet · Hendon constituency · 51.61561, -0.27129

HA8 9UT— Edgware, Barnet

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 50/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
74
Schools
90
Transport
50
Environment
49
Investment
61

The bottom line

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

The catches: 50 min to victoria — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

HA8 9UT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+65.0% vs London avg

Deep-dive guides for HA8 9UT

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How HA8 9UT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Beit Shvidler Primary School

Not yet inspected · 3 min walk

KS2: 109.6

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 26 min walk

P8: -0.04A8: 48.1

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 101 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+72% vs borough

Crime by type

Other38%
Anti-social behaviour20%
Violence & sexual offences15%
Vehicle crime7%
Theft6%
Robbery5%
Drug offences4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 1.9km

Crime is +65% above 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£7,357/m²
Price per ft²£683/ft²
Avg floor area181.5 m²

EPC breakdown

C
1%
D
11%
E
4%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 83%Detached 17%

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£453,750
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

1996–2025 · CAGR

+6.8%

Total change

+579%

Market Activity

Price Velocity & Acceleration

Current Velocity

+105.1%

per year

Acceleration

+131.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 30 sales

Property Type Mix

Total: 30 sales

Detached16.7%
Semi-detached83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£195k£212k+8.7%1.3
Post-dot-com plateau2001–2004£280k£575k+105.7%1
Pre-crash peak2005–2007£400k£420k+4.9%3
GFC & correction2008–2012£543k£710k+30.9%1.2
Help-to-Buy recovery2014–2014£480k£480k+0%1
Brexit uncertainty2019–2019£635k£635k+0%1
Pandemic surge2020–2021£600k£730k+21.7%1
Rate-rise correction2022–2023£940k£880k-6.4%1
Current market2024–2025£646k£1.32m+105.1%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+5.8% alpha

Semi-detached+5.8% α
Local
11.4%
District
5.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Edgware Underground StationNorthern line
4 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
4 min walk
Burnt Oak Underground StationNorthern
19 min walk
Mill Hill BroadwayNational Rail
19 min walk
Canons Park Underground StationJubilee
23 min walk
Stanmore Underground StationJubilee
28 min walk
No bus stops within 400m

41

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria ★50 min
Waterloo52 min ↑
Canary Wharf62 min ↑
City54 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park255m
Santander docks (800m)0
Nearest cycle dock7.6 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
537m

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 waterLOW
Low
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: 12.9 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 5.2 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

2 min walk

59%

Recommend GP

59%

Overall GP experience

7

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 624 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

17

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Three Wishes (751 m)

Nearest supermarketHadar Kosher Supermarket · 249 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)

298m

Post office

Nearby shops

Basar228 m
Kosher Deli294 m
Grodz338 m
Shefa Mehadrin346 m

Nearby cafes

Soyo Edgware255 m
Liam's Coffee House286 m
walk & eat375 m
Costa433 m

Nearby restaurants

TLV falafel235 m
Pizaza Edgware261 m
SAMI'S267 m
Jollof Zone283 m

Nearby pubs

The Three Wishes751 m

Nearby gyms

The Drive Tennis Club531 m
Xcelerate Gym970 m

Nearby pharmacies

Boots411 m

Nearby health

Small Dental551 m
The Old Red Hill Clinic (Barnet Adolescent Services)624 m
JL Dental Care723 m
EdgCare745 m
Food hygiene (5-star)55% of 94

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

20SW LTD
ANG MEDICAL LIMITED
AYO 2025 LTD
AYO HOLDINGS LTD
AYO SALES LTD

+6 more

Investment

Investment grade, yield and market outlook

61

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

40.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,843m
Crossrail 2 route13,662m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,974 nationally

1,997

Est. population

7,808/km²

61%

Employed

46%

Degree educated

£39,800

Median income

6.6%

Claimant rate

Urban coreHigh densityEstablished mixed

40

Community stability

Age profile

26%
19%
21%
16%
18%
Under 1826%
18–3419%
35–4921%
50–6416%
65+18%

Tenure

33%
21%
41%
Own outright33%
Own (mortgage)21%
Private rent41%
Social rent4%
Shared ownership1%

Ethnicity

41%
21%
19%
White British41%
White Other21%
Asian19%
Black6%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine14%
No car household31%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent41%
Social rent4%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
20
Local approval rate
18%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

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)

266-274, 266-274, HALE LANE, HA824 homes
completed
278-286, 278-286, HALE LANE, HA818 homes
completed
233-239, 233-239, HALE LANE, HA8 9QF17 homes
completed
2, 2, Penshurst Gardens, Stream Lane, Edgware, HA815 homes
completed
269, 269, Hale Lane, HA8 8NW5 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 9UT

Full postcodeHA8 9UT
Postcode districtHA8
BoroughLondon Borough of Barnet
WardEdgware
Latitude51.615612
Longitude-0.271286
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