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Burnt Oak market report HA8 9, Edgware
The HA8 9 (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: 4,489 completed sales registered with HM Land Registry in HA8 9 (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: a typical HA8 9 (Edgware) home changed hands for £545,000 in 2026 (median of 29 registered sales, down 8% on five years earlier), with the mean at £553,500, and by floor area homes here have averaged about £6,010 per square metre over the last five years. Source: 4,489 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like HA8 9 is a single group of streets within HA8 (Edgware), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where HA8 9 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 a home in HA8 9 sells for
Take the 29 registered 2026 sales in HA8 9 and the middle price, the median, is £545,000. The mean lands at £553,500, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in HA8 9
The last five years of sales put HA8 9 at roughly £6,010 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
England and Wales as a whole trade at a £285,000 median, leaving HA8 9 91% above the national figure.
A typical HA8 9 home, priced year by year (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 | £545,000 | £545,000 | 29 |
| 2025 | £580,000 | £593,870 | 99 |
| 2024 | £605,000 | £643,239 | 70 |
| 2023 | £546,000 | £599,921 | 65 |
| 2022 | £620,000 | £727,021 | 103 |
| 2021 | £590,000 | £747,016 | 131 |
| 2020 | £500,000 | £648,760 | 73 |
| 2019 | £430,000 | £563,627 | 82 |
| 2018 | £470,000 | £626,519 | 95 |
| 2017 | £516,000 | £703,772 | 75 |
| 2016 | £490,000 | £685,515 | 94 |
| 2015 | £440,000 | £621,720 | 110 |
| 2014 | £352,500 | £500,083 | 160 |
| 2013 | £325,000 | £467,643 | 101 |
| 2012 | £348,200 | £512,507 | 98 |
| 2011 | £312,500 | £471,755 | 82 |
| 2010 | £293,000 | £459,499 | 117 |
| 2009 | £280,000 | £450,102 | 98 |
| 2008 | £250,000 | £409,803 | 104 |
| 2007 | £275,000 | £466,477 | 243 |
| 2006 | £245,000 | £425,289 | 205 |
| 2005 | £250,000 | £444,899 | 177 |
| 2004 | £240,000 | £435,887 | 185 |
| 2003 | £226,500 | £417,268 | 215 |
| 2002 | £182,000 | £342,431 | 226 |
| 2001 | £172,000 | £330,661 | 239 |
| 2000 | £132,000 | £259,050 | 210 |
| 1999 | £130,000 | £259,083 | 250 |
| 1998 | £117,000 | £236,173 | 199 |
| 1997 | £100,000 | £205,080 | 177 |
| 1996 | £83,500 | £176,098 | 212 |
| 1995 | £81,000 | £176,082 | 165 |
In cash terms the typical HA8 9 home went from £81,000 in 1995 to £545,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 210%: 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 27% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HA8 9 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 2001 (+30.3% on the year before); the weakest, 2023 (−11.9%). 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) | −6.0% | −8.2% |
| 5 years (since 2021) | −1.6% | −6.1% |
| 10 years (since 2016) | +1.1% | −2.3% |
| 20 years (since 2006) | +4.1% | +1.2% |
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.
How many homes change hands in HA8 9
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.
The register shows 29 HA8 9 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 213 sales a year before the financial crisis and 73 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The shape of the HA8 9 market
Only 29 sales completed here in the last twelve months of data, which makes HA8 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
What tenants pay around HA8 9
The local authority for HA8 9 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 £545,000 median sold price makes a gross yield of 4.3%. 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.
What people ask about HA8 9 (Burnt Oak)
Is HA8 9 (Burnt Oak) a good place to buy a house?
How much did a house sell for in HA8 9 (Burnt Oak)?
Are property prices falling in HA8 9 (Burnt Oak)?
Where do HA8 9 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is down 8% over five years in cash but down 27% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What is for sale in HA8 right 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 9: 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 →
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
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%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is 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
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 6 | £580,000 | 19 |
| HA8 7 | £665,000 | 19 |
| HA8 8 | £668,800 | 48 |
Zoom out to the full HA8 district report for the type split, monthly volumes and how HA8 compares with its neighbours.
Thinking of selling in HA8 9? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in HA8 9, use the average prices map for a rough value: zoom from HA8 9's shading down to the sold homes on your own street. The figures above are every recorded HA8 9 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim HA8 9.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about HA8 9. Free, with a one click sign in.
Two maps carry on from here: every HA8 9 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.
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.