Edgwarebury · Barnet · Hendon constituency · 51.62336, -0.25652

NW7 3BB— Edgwarebury, Barnet

Location and area intelligence for NW7 3BB, Edgwarebury, Barnet

The family fortress

 

Schools 100%Safety 82/100Transport 16/100Low yield 3.44%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
54
Safety
82
Schools
60
Transport
16
Environment
75
Investment
47

The bottom line

NW7 3BB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby; 63 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW7 3BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.6% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for NW7 3BB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW7 3BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Fairway Primary School and Children's Centre

Not yet inspected · 6 min walk

KS2: 107.6

—

Secondary

Mill Hill County High School

Not yet inspected · 11 min walk

P8: +0.24A8: 57.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 63 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.8 incidents per 1,000 residents

Better than 58% of London
→ Stable

-12% vs borough

Crime by type

Other28%
Violence & sexual offences28%
Anti-social behaviour20%
Vehicle crime8%
Burglary8%
Drug offences4%
Robbery4%
Theft0%

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 · 1.3km

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area143.9 m²

EPC breakdown

B
1%
C
2%
D
11%
E
2%
G
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 71%Terraced 12%Detached 18%

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£359,750
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

1997–2023 · CAGR

+5.7%

Total change

+324%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.0%

per year

Acceleration

-43.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 17 sales

Property Type Mix

Total: 17 sales

Detached17.6%
Semi-detached70.6%
Terraced11.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£145k£188k+29.7%2
Post-dot-com plateau2004–2004£320k£320k+0%2
Pre-crash peak2005–2007£314k£394k+25.6%1.5
GFC & correction2012–2012£558k£558k+0%1
Help-to-Buy recovery2016–2016£755k£755k+0%2
Pandemic surge2020–2021£550k£715k+30%1
Rate-rise correction2023–2023£615k£615k+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
16%
District
15.2%

CAGR over 5yr 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
20.1 min walk
Mill Hill Broadway

Nearby stations

Mill Hill BroadwayNational Rail
16 min walk
Edgware Underground StationNorthern
21 min walk
Burnt Oak Underground StationNorthern
29 min walk
Colindale Underground StationNorthern
39 min walk
Canons Park Underground StationJubilee
40 min walk
No bus stops within 400m

21

Walkability score

32

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park173m
Santander docks (800m)0
Nearest cycle dock7.8 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
NoiseHIGH
road
Noisier 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 AONB95% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 5.8 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

11 min walk

74%

Recommend GP

74%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMillway Medical Practice · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Upper Lounge Bar (657 m)

Nearest supermarketM&S Simply Food · 1.1 km
4 tennis courts1 swimming pools

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)

281m

Post office

Nearby shops

Schlagmans345 m
Co-op Food784 m
Waitrose1.0 km
WHSmith1.0 km

Nearby cafes

Starbucks1.0 km

Nearby restaurants

KFC176 m
Pizza Nero290 m
Tang's Takeaway294 m
The Jolly Badger754 m

Nearby pubs

Upper Lounge Bar657 m
Railway Tavern776 m

Nearby gyms

Personal Training304 m
F45371 m

Nearby pharmacies

Acorn Pharmacy312 m

Nearby health

Apex Dental Care298 m
Food hygiene (5-star)83% of 12

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

A. R. Z. LIMITED
EVERYTHING AUDIO LIMITED
ISHIKA FOOD AND SERVICE LIMITED
JEG SERVICES LIMITED
RISING STAR REAL ESTATE LTD

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

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
3.4% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

14.1

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,855m
Crossrail 2 route13,565m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,266 nationally

1,787

Est. population

7,618/km²

63%

Employed

47%

Degree educated

£45,200

Median income

6.3%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

26%
19%
20%
22%
Under 1826%
18–3419%
35–4921%
50–6422%
65+12%

Tenure

28%
38%
28%
Own outright28%
Own (mortgage)38%
Private rent28%
Social rent5%
Shared ownership0%

Ethnicity

23%
16%
33%
14%
White British23%
White Other16%
Asian33%
Black14%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine14%
No car household16%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent28%
Social rent5%

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)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
17
Local approval rate
100%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
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
615A, 617A and 619A, 615A, 617A and 619A, Watford Way, Mill Hill, NW7 3JN7 homes
completed
613, 613, Watford Way, Northway Crescent, Mill Hill, NW7 3JN6 homes
completed
7, 7, Glendor Gardens, NW7 3JY2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
30.3%
Ward turnout
43%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
2,914
Constituency
Chipping Barnet

Councillors

Benjamin Zev GoldbergConservative
Lachhya Bahadur GurungConservative

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Key facts for NW7 3BB

Full postcodeNW7 3BB
Postcode districtNW7
BoroughLondon Borough of Barnet
WardEdgwarebury
Latitude51.623361
Longitude-0.256516
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