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Burnt Oak market report HA8 6, Edgware
The HA8 6 (Burnt Oak) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 3,400 completed sales registered with HM Land Registry in HA8 6 (Edgware) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical HA8 6 (Edgware) home changed hands for £580,000 in 2026 (median of 19 registered sales, up 9% on five years earlier), with the mean at £587,100, and by floor area homes here have averaged about £5,880 per square metre over the last five years. Source: 3,400 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
HA8 6 is a postcode sector: one group of streets inside HA8 (Edgware). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where HA8 6 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 HA8 6 homes really sell for
The HA8 6 median stands at £580,000 for 2026, built from 19 registered sales; the mean, the figure usually quoted as the "average house price", is £587,100, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in HA8 6
Per square metre, HA8 6 homes have averaged around £5,880 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.
Against a national (England and Wales) median of £285,000, HA8 6 runs 104% above it.
The price of a typical HA8 6 home, 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 | £580,000 | £580,000 | 19 |
| 2025 | £555,000 | £568,272 | 49 |
| 2024 | £535,000 | £568,815 | 50 |
| 2023 | £475,500 | £522,458 | 56 |
| 2022 | £545,000 | £639,075 | 61 |
| 2021 | £532,500 | £674,214 | 75 |
| 2020 | £500,000 | £648,760 | 45 |
| 2019 | £501,500 | £657,346 | 44 |
| 2018 | £495,000 | £659,844 | 46 |
| 2017 | £457,500 | £623,984 | 66 |
| 2016 | £495,000 | £692,510 | 83 |
| 2015 | £408,000 | £576,504 | 91 |
| 2014 | £379,000 | £537,678 | 81 |
| 2013 | £347,000 | £499,298 | 107 |
| 2012 | £314,000 | £462,169 | 77 |
| 2011 | £290,000 | £437,788 | 91 |
| 2010 | £275,000 | £431,271 | 77 |
| 2009 | £250,000 | £401,877 | 72 |
| 2008 | £275,000 | £450,783 | 85 |
| 2007 | £280,000 | £474,958 | 155 |
| 2006 | £250,000 | £433,968 | 166 |
| 2005 | £228,500 | £406,638 | 138 |
| 2004 | £249,000 | £452,233 | 165 |
| 2003 | £231,200 | £425,926 | 194 |
| 2002 | £191,500 | £360,306 | 208 |
| 2001 | £159,000 | £305,669 | 175 |
| 2000 | £147,200 | £288,880 | 150 |
| 1999 | £115,000 | £229,189 | 187 |
| 1998 | £105,000 | £211,950 | 163 |
| 1997 | £89,500 | £183,546 | 173 |
| 1996 | £79,000 | £166,607 | 141 |
| 1995 | £77,200 | £167,821 | 110 |
In cash terms the typical HA8 6 home went from £77,200 in 1995 to £580,000 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 246%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2016. The market now sits about 16% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HA8 6 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 2000 (+28.0% on the year before); the weakest, 2023 (−12.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +4.5% | +2.1% |
| 5 years (since 2021) | +1.7% | −3.0% |
| 10 years (since 2016) | +1.6% | −1.8% |
| 20 years (since 2006) | +4.3% | +1.5% |
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
The year-by-year sales count
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, 19 sales completed in HA8 6. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 169 sales a year before the financial crisis and 47 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The rental side of HA8 6
The local authority for HA8 6 is Harrow, and its ONS average private rent currently stands at £1,759 a month (May 2026 figures). A one-bed averages £1,379 a month here and a four-or-more-bed £2,765, so size does most of the work in setting the rent.
Average monthly rent by size, Harrow
ONS Price Index of Private Rents, May 2026.
Against the £580,000 median purchase price, a rent of £1,759 a month (£21,108 a year) works out at a 3.6% 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 6 market
This is a thin market: 19 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
Asked and answered: HA8 6 (Burnt Oak)
How much did a house sell for in HA8 6 (Burnt Oak)?
Are property prices falling in HA8 6 (Burnt Oak)?
Is HA8 6 (Burnt Oak) a good place to buy a house?
Are HA8 6 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 9% over five years in cash but down 14% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in HA8 now
This is what you could actually buy today: 50 homes currently on the market from 12 agents publishing to HomesIndex.
These cover the whole HA8 district, not just HA8 6: live asking prices are collected per district.
14% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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.
The price of an extra bedroom in HA
What homes of each size actually sold for across the HA area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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.
HA area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own 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 5 | £529,000 | 15 |
| 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 in HA8 6? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in HA8 6, open the average prices map and zoom from the HA8 6 shading down to the sold homes on your own street. Every recorded HA8 6 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 HA8 6.
Go deeper
Behind the answers sits the same Land Registry record as this page, with HA8 6 already set as the subject. Free, one click sign in.
See every individual HA8 6 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.