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Burnt Oak market report HA8, Edgware
The HA8 (Burnt Oak) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 21,871 registered sales in HA8 (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 data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 147 registered 2026 sales put the HA8 (Edgware) median at £560,000, up 6% on five years earlier, with a mean of £601,100, and by floor area homes here have averaged about £5,800 per square metre over the last five years. Everything rests on 21,871 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
HA8 is a postcode district covering Edgware, Burnt Oak, Canons Park in Edgware. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where HA8 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 homes really sell for
In the HA8 property market, the 2026 median sale price is £560,000, from 147 registered sales; the mean, the "average house price" most sites quote, is £601,100, sitting a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in HA8
By floor space, homes in HA8 have sold for about £5,800 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
The national median for England and Wales is £285,000, which puts HA8 96% above the country at large.
A typical HA8 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 | £560,000 | £560,000 | 147 |
| 2025 | £535,000 | £547,793 | 407 |
| 2024 | £550,000 | £584,763 | 348 |
| 2023 | £485,000 | £532,897 | 370 |
| 2022 | £522,500 | £612,691 | 528 |
| 2021 | £530,000 | £671,048 | 537 |
| 2020 | £473,500 | £614,376 | 352 |
| 2019 | £450,000 | £589,842 | 348 |
| 2018 | £475,000 | £633,184 | 359 |
| 2017 | £500,000 | £681,950 | 485 |
| 2016 | £385,500 | £539,318 | 700 |
| 2015 | £375,000 | £529,875 | 793 |
| 2014 | £355,000 | £503,630 | 777 |
| 2013 | £318,000 | £457,570 | 533 |
| 2012 | £285,000 | £419,484 | 483 |
| 2011 | £281,000 | £424,202 | 518 |
| 2010 | £250,000 | £392,064 | 615 |
| 2009 | £250,000 | £401,877 | 483 |
| 2008 | £250,000 | £409,803 | 613 |
| 2007 | £270,000 | £457,995 | 1,079 |
| 2006 | £248,000 | £430,496 | 1,012 |
| 2005 | £240,000 | £427,103 | 787 |
| 2004 | £245,000 | £444,968 | 988 |
| 2003 | £223,000 | £410,820 | 1,022 |
| 2002 | £185,000 | £348,076 | 1,090 |
| 2001 | £162,500 | £312,398 | 1,063 |
| 2000 | £145,000 | £284,563 | 997 |
| 1999 | £121,200 | £241,545 | 1,056 |
| 1998 | £100,000 | £201,857 | 911 |
| 1997 | £90,000 | £184,572 | 908 |
| 1996 | £80,500 | £169,771 | 867 |
| 1995 | £76,000 | £165,212 | 695 |
In cash terms the typical HA8 home went from £76,000 in 1995 to £560,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 239%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2017, and today's median remains roughly 18% under it: a 2017 buyer is still waiting to get that price back in today's money.
Year-on-year change in the HA8 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 (+29.7% on the year before); the weakest, 2008 (−7.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What HA8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +4.7% | +2.2% |
| 5 years (since 2021) | +1.1% | −3.6% |
| 10 years (since 2016) | +3.8% | +0.4% |
| 20 years (since 2006) | +4.2% | +1.3% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 36% of the typed total. A detached home currently trades at £990,000 against £323,800 for a flat, 3.1 times the price.
Median by property type, HA8
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £990,000 | 15 | 1,559 |
| Semi-detached | £677,500 | 58 | 7,896 |
| Terraced | £492,500 | 38 | 5,654 |
| Flats | £323,800 | 36 | 6,762 |
How many homes change hands in HA8
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 304 HA8 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 1,005 sales a year before the financial crisis and 360 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
The local authority for HA8 is Barnet, and its ONS average private rent currently stands at £1,934 a month (May 2026 figures). A one-bed averages £1,487 a month here and a four-or-more-bed £3,174, so size does most of the work in setting the rent.
Average monthly rent by size, Barnet
ONS Price Index of Private Rents, May 2026.
Against the £560,000 median purchase price, a rent of £1,934 a month (£23,208 a year) works out at a 4.1% 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 market
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 people ask about HA8 (Burnt Oak)
Are property prices falling in HA8 (Burnt Oak)?
Is HA8 (Burnt Oak) a good place to buy a house?
How much did a house sell for in HA8 (Burnt Oak)?
Are HA8 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 6% over five years in cash but down 17% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in HA8 now
Everything above is what homes in HA8 sold for. This is what you could actually buy today: 50 homes currently on the market from 12 agents publishing to HomesIndex, at a typical asking price 25% above the HA8 median sold price.
Of everything listed here, 14% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
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%) | — | — |
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
HA8 ranks 5 of 10 in the HA area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
HA area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside HA8, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| 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 |
| HA8 9 | £545,000 | 29 |
How HA8 compares nearby
Same city, different markets. The neighbouring districts of the HA area, dearest first:
| District | Median | 5-year |
|---|---|---|
| HA6 | £700,500 | +4% |
| HA5 | £700,000 | +7% |
| HA7 | £615,000 | +2% |
| HA3 | £575,000 | +13% |
| HA8 (this report) | £560,000 | +6% |
| HA4 | £550,000 | +7% |
| HA2 | £527,500 | +4% |
| HA9 | £525,000 | +8% |
| HA0 | £460,000 | -1% |
| HA1 | £437,500 | -3% |
Before you sell in HA8: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in HA8, use the average prices map for a rough value: zoom from HA8's shading down to the sold homes on your own street. The figures above are every recorded HA8 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working HA8: the featured spot on this report is free for founding agents, one per district. Claim HA8.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about HA8. Free, with a one click sign in.
Two maps carry on from here: every HA8 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.