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Burnt Oak market report HA8 8, Edgware
The HA8 8 (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: 5,596 completed sales registered with HM Land Registry in HA8 8 (Edgware) 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 middle 2026 sale in HA8 8 (Edgware) came in at £668,800, out of 48 registered, up 18% on five years earlier, and the mean stands at £673,100, and by floor area homes here have averaged about £5,800 per square metre over the last five years. The record behind it is 5,596 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
HA8 8 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 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.
HA8 8 sold prices: where the market stands
48 sales were registered in HA8 8 in 2026, and the middle one of them, the median, went for £668,800. The mean works out at £673,100, nearly identical to it, meaning sales cluster closely around the typical figure.
HA8 8 prices by floor area
Per square metre, HA8 8 homes have averaged around £5,800 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 8 135% above the national figure.
The price of a typical HA8 8 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £668,800 | £668,800 | 48 |
| 2025 | £595,000 | £609,228 | 112 |
| 2024 | £623,800 | £663,228 | 107 |
| 2023 | £456,000 | £501,033 | 127 |
| 2022 | £575,000 | £674,253 | 199 |
| 2021 | £567,500 | £718,528 | 164 |
| 2020 | £513,800 | £666,666 | 94 |
| 2019 | £546,000 | £715,675 | 96 |
| 2018 | £555,000 | £739,825 | 99 |
| 2017 | £600,000 | £818,340 | 177 |
| 2016 | £392,500 | £549,111 | 237 |
| 2015 | £504,200 | £712,435 | 216 |
| 2014 | £390,000 | £553,283 | 253 |
| 2013 | £362,500 | £521,601 | 131 |
| 2012 | £284,000 | £418,013 | 158 |
| 2011 | £281,000 | £424,202 | 158 |
| 2010 | £275,500 | £432,055 | 179 |
| 2009 | £350,000 | £562,628 | 105 |
| 2008 | £317,500 | £520,450 | 100 |
| 2007 | £366,500 | £621,686 | 233 |
| 2006 | £268,500 | £466,082 | 232 |
| 2005 | £250,000 | £444,899 | 173 |
| 2004 | £286,500 | £520,340 | 232 |
| 2003 | £248,000 | £456,876 | 211 |
| 2002 | £230,000 | £432,743 | 263 |
| 2001 | £185,000 | £355,653 | 278 |
| 2000 | £162,500 | £318,906 | 220 |
| 1999 | £130,000 | £259,083 | 228 |
| 1998 | £112,500 | £227,089 | 198 |
| 1997 | £110,800 | £227,228 | 218 |
| 1996 | £108,000 | £227,767 | 187 |
| 1995 | £96,000 | £208,689 | 163 |
In cash terms the typical HA8 8 home went from £96,000 in 1995 to £668,800 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 220%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 18% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HA8 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 2017 (+52.9% on the year before); the weakest, 2016 (−22.2%). 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) | +12.4% | +9.8% |
| 5 years (since 2021) | +3.3% | −1.4% |
| 10 years (since 2016) | +5.5% | +2.0% |
| 20 years (since 2006) | +4.7% | +1.8% |
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.
Transaction volumes
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The register shows 48 HA8 8 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 230 sales a year before the financial crisis and 119 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 HA8 8
The local authority for HA8 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.
Set against the £668,800 median sold price, £1,934 a month is £23,208 a year, a gross yield of 3.5%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
The shape of the HA8 8 market
This is a thin market: 48 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. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the HA8 district median, HA8 8 sits 19% higher, marking it as a dearer pocket of the district.
Asked and answered: HA8 8 (Burnt Oak)
How much did a house sell for in HA8 8 (Burnt Oak)?
Are property prices falling in HA8 8 (Burnt Oak)?
Is HA8 8 (Burnt Oak) a good place to buy a house?
What happens to HA8 8 prices now?
The record answers a different question than "what happens next": the median is up 18% over five years in cash but down 7% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
HA8's current homes for sale
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 8: live asking prices are collected per district.
14% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"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 →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: HA prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the HA 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 | — | £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. Sizes with too few homes to be meaningful are left blank.
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 districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in HA8
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of HA8, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HA8 0 | £450,000 | 17 |
| HA8 5 | £529,000 | 15 |
| HA8 6 | £580,000 | 19 |
| HA8 7 | £665,000 | 19 |
| 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 8? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in HA8 8, open the average prices map and zoom from the HA8 8 shading down to the sold homes on your own street. Every recorded HA8 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working HA8 8: the featured spot on this report is free for founding agents, one per district. Claim HA8 8.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about HA8 8. Free, with a one click sign in.
See every individual HA8 8 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.
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.