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Burnt Oak market report HA8 5, Edgware
The HA8 5 (Burnt Oak) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,427 registered sales in HA8 5 (Edgware) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in HA8 5 (Edgware) sold for £529,000 in 2026, the median of 15 registered sales, up 0% on five years earlier. The mean was £516,300, and by floor area homes here have averaged about £5,860 per square metre over the last five years. The figures cover 3,427 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
HA8 5 is one sector of HA8 (Edgware): 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 HA8 5 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.
Today's HA8 5 prices, from the sold record
Across 15 registered 2026 sales, the typical (median) HA8 5 home went for £529,000. The mean is £516,300, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in HA8 5
Per square metre, HA8 5 homes have averaged around £5,860 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
England and Wales as a whole trade at a £285,000 median, leaving HA8 5 86% above the national figure.
A typical HA8 5 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £529,000 | £529,000 | 15 |
| 2025 | £532,000 | £544,722 | 63 |
| 2024 | £560,000 | £595,395 | 49 |
| 2023 | £511,000 | £561,464 | 50 |
| 2022 | £530,000 | £621,485 | 56 |
| 2021 | £528,000 | £668,516 | 62 |
| 2020 | £460,000 | £596,860 | 77 |
| 2019 | £440,000 | £576,735 | 49 |
| 2018 | £460,000 | £613,189 | 53 |
| 2017 | £468,500 | £638,987 | 62 |
| 2016 | £345,000 | £482,658 | 87 |
| 2015 | £316,200 | £446,791 | 212 |
| 2014 | £350,000 | £496,536 | 122 |
| 2013 | £327,500 | £471,240 | 67 |
| 2012 | £300,000 | £441,563 | 63 |
| 2011 | £283,000 | £427,221 | 80 |
| 2010 | £285,000 | £446,953 | 81 |
| 2009 | £250,000 | £401,877 | 47 |
| 2008 | £285,500 | £467,995 | 80 |
| 2007 | £274,000 | £464,780 | 197 |
| 2006 | £250,000 | £433,968 | 179 |
| 2005 | £250,000 | £444,899 | 110 |
| 2004 | £250,000 | £454,049 | 136 |
| 2003 | £235,000 | £432,927 | 151 |
| 2002 | £197,500 | £371,595 | 150 |
| 2001 | £168,000 | £322,971 | 175 |
| 2000 | £148,200 | £290,843 | 182 |
| 1999 | £125,000 | £249,118 | 179 |
| 1998 | £105,000 | £211,950 | 157 |
| 1997 | £95,000 | £194,826 | 151 |
| 1996 | £82,500 | £173,989 | 151 |
| 1995 | £76,800 | £166,951 | 134 |
In cash terms the typical HA8 5 home went from £76,800 in 1995 to £529,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 217%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 21% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HA8 5 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 2017 (+35.8% on the year before); the weakest, 2009 (−12.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What HA8 5 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −0.6% | −2.9% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 10 years (since 2016) | +4.4% | +0.9% |
| 20 years (since 2006) | +3.8% | +1.0% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
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.
HA8 5 recorded 15 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 160 sales a year before the financial crisis and 47 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.
Rents around HA8 5
HA8 5 falls under Harrow, where the ONS puts the average private rent at £1,759 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,379 a month here against £2,765 for four or more bedrooms.
Average monthly rent by size, Harrow
ONS Price Index of Private Rents, May 2026.
Against the £529,000 median purchase price, a rent of £1,759 a month (£21,108 a year) works out at a 4.0% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
The shape of the HA8 5 market
Only 15 sales completed here in the last twelve months of data, which makes HA8 5 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 HA8 5 (Burnt Oak)
Is HA8 5 (Burnt Oak) a good place to buy a house?
How much did a house sell for in HA8 5 (Burnt Oak)?
Are property prices falling in HA8 5 (Burnt Oak)?
Where do HA8 5 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is roughly flat over five years in cash but down 21% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in HA8 now
The live side of the market holds 50 homes at the moment, listed by 12 agents publishing to HomesIndex.
These cover the whole HA8 district, not just HA8 5: live asking prices are collected per district.
14% 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 HA8 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Moving up a bedroom in HA: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the HA area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £610,000 | £830,000 (+36%) | £1,150,000 (+39%) | £1,600,000 (+39%) |
| Semi-detached | £475,000 | £535,000 (+13%) | £635,000 (+19%) | £780,000 (+23%) | £920,000 (+18%) |
| Terraced | £425,375 | £500,000 (+18%) | £575,000 (+15%) | £687,500 (+20%) | £820,000 (+19%) |
| Flat | £303,300 | £387,500 (+28%) | £525,000 (+35%) | — | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the HA area is the point: the same five years treated these districts very differently.
Winners and losers across the HA area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in HA8
A few minutes' walk can separate two very different markets. Here are HA8's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HA8 0 | £450,000 | 17 |
| HA8 6 | £580,000 | 19 |
| HA8 7 | £665,000 | 19 |
| HA8 8 | £668,800 | 48 |
| HA8 9 | £545,000 | 29 |
Zoom out to the full HA8 district report for the type split, monthly volumes and how HA8 compares with its neighbours.
Selling a home in HA8 5? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at HA8 5's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working HA8 5: the featured spot on this report is free for founding agents, one per district. Claim HA8 5.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to HA8 5. Free after a one click sign in.
Two maps carry on from here: every HA8 5 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.