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Hadley Wood market report EN4 8, Barnet
The standing EN4 8 (Hadley Wood) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 6,119 completed sales registered with HM Land Registry in EN4 8 (Barnet) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for EN4 8 (Barnet) is £570,000, from 56 registered sales, down 1% on five years earlier; the mean is £543,600, and by floor area homes here have averaged about £6,480 per square metre over the last five years. Behind the figures sit 6,119 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
EN4 8 is one sector of EN4 (Barnet): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where EN4 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What EN4 8 homes really sell for
The EN4 8 median stands at £570,000 for 2026, built from 56 registered sales; the mean, the figure usually quoted as the "average house price", is £543,600, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in EN4 8
Averaged across five years of sales, floor space in EN4 8 costs about £6,480 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
For scale: the England and Wales median is £285,000, so EN4 8 trades 100% above the country as a whole.
A typical EN4 8 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £570,000 | £570,000 | 56 |
| 2025 | £608,800 | £623,358 | 146 |
| 2024 | £590,000 | £627,291 | 141 |
| 2023 | £571,200 | £627,609 | 84 |
| 2022 | £580,000 | £680,116 | 150 |
| 2021 | £575,000 | £728,024 | 199 |
| 2020 | £560,000 | £726,612 | 133 |
| 2019 | £505,000 | £661,934 | 104 |
| 2018 | £480,000 | £639,849 | 128 |
| 2017 | £525,000 | £716,047 | 250 |
| 2016 | £500,000 | £699,505 | 202 |
| 2015 | £465,000 | £657,045 | 173 |
| 2014 | £380,000 | £539,096 | 197 |
| 2013 | £350,000 | £503,615 | 174 |
| 2012 | £345,000 | £507,797 | 139 |
| 2011 | £320,000 | £483,077 | 138 |
| 2010 | £310,000 | £486,160 | 154 |
| 2009 | £278,800 | £448,173 | 124 |
| 2008 | £302,000 | £495,042 | 103 |
| 2007 | £273,000 | £463,084 | 277 |
| 2006 | £270,000 | £468,686 | 280 |
| 2005 | £241,500 | £429,773 | 212 |
| 2004 | £250,000 | £454,049 | 252 |
| 2003 | £222,800 | £410,452 | 292 |
| 2002 | £206,200 | £387,964 | 280 |
| 2001 | £175,000 | £336,429 | 259 |
| 2000 | £134,000 | £262,975 | 278 |
| 1999 | £123,000 | £245,133 | 302 |
| 1998 | £85,000 | £171,579 | 204 |
| 1997 | £92,800 | £190,314 | 262 |
| 1996 | £87,000 | £183,479 | 256 |
| 1995 | £82,000 | £178,255 | 170 |
In cash terms the typical EN4 8 home went from £82,000 in 1995 to £570,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 220%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 22% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the EN4 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 1999 (+44.7% on the year before); the weakest, 2018 (−8.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.4% | −8.6% |
| 5 years (since 2021) | −0.2% | −4.8% |
| 10 years (since 2016) | +1.3% | −2.0% |
| 20 years (since 2006) | +3.8% | +1.0% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 56 sales completed in EN4 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 266 sales a year before the financial crisis and 115 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What tenants pay around EN4 8
The local authority for EN4 8 is Barnet, and its ONS average private rent currently stands at £1,934 a month (May 2026 figures). The spread runs from £1,487 a month for a typical one-bed to £3,174 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Barnet
ONS Price Index of Private Rents, May 2026.
£1,934 a month is £23,208 a year, which against the £570,000 median sold price makes a gross yield of 4.1%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Reading the EN4 8 market
Only 56 sales completed here in the last twelve months of data, which makes EN4 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What people ask about EN4 8 (Hadley Wood)
Is EN4 8 (Hadley Wood) a good place to buy a house?
How much did a house sell for in EN4 8 (Hadley Wood)?
Are property prices falling in EN4 8 (Hadley Wood)?
What happens to EN4 8 prices now?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 22% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
EN4's current homes for sale
This is what you could actually buy today: 202 homes currently on the market from 11 agents publishing to HomesIndex.
These cover the whole EN4 district, not just EN4 8: live asking prices are collected per district.
8% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every EN4 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in EN
The Land Registry record, split by size: what each kind of home actually sold for across the EN area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £525,000 | £690,000 (+31%) | £975,000 (+41%) | £1,359,000 (+39%) |
| Semi-detached | £402,625 | £470,000 (+17%) | £555,000 (+18%) | £720,000 (+30%) | £971,000 (+35%) |
| Terraced | £361,750 | £424,000 (+17%) | £480,000 (+13%) | £610,000 (+27%) | £830,000 (+36%) |
| Flat | £250,000 | £335,000 (+34%) | £469,000 (+40%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the EN area is the point: the same five years treated these districts very differently.
EN area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in EN4
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of EN4, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| EN4 0 | £1,095,000 | 18 |
| EN4 9 | £650,000 | 43 |
Zoom out to the full EN4 district report for the type split, monthly volumes and how EN4 compares with its neighbours.
Before you sell in EN4 8: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in EN4 8, open the average prices map and zoom from the EN4 8 shading down to the sold homes on your own street. Every recorded EN4 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim EN4 8.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to EN4 8. Free after a one click sign in.
Two maps carry on from here: every EN4 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.