Local market reports › HA area › HA8

HA8 local market report Edgware

Every figure on this page comes from the public record: 23,568 sales registered with HM Land Registry in HA8 (Edgware) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.

Sales data to May 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.

HA8 is the postcode district covering Edgware, Burnt Oak, Canons Park in Edgware. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.

What a home in HA8 sells for

The 2026 median in HA8 is £500,000, from 126 registered sales; the mean, £539,400, sits modestly above it, the usual shape of a market with an expensive tail.

For scale: the England and Wales median is £274,000, so HA8 trades 82% above the country as a whole.

In cash terms the typical HA8 home went from £76,000 in 1995 to £500,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 210%: homes here genuinely became dearer, not just more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 19% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.

The strongest year on record here is 1999 (+21.2% on the year before); the weakest, 2019 (−8.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.

Annualised returns

Period	Cash, per year	Real terms, per year
1 years (since 2025)	−2.9%	−2.9%
5 years (since 2021)	0.0%	−4.2%
10 years (since 2016)	+2.8%	−0.4%
20 years (since 2006)	+3.6%	+0.9%

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

HA8 recorded 419 sales in the last 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 466 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.

What homes rent for around HA8

HA8 falls under Barnet, where the ONS puts the average private rent 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.

Set against the £500,000 median sold price, £1,934 a month is £23,208 a year, a gross yield of 4.6%: 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.

Will HA8 prices rise from here?

Nobody can tell you that, and this page will not pretend to. What the record shows: the median is roughly flat over five years in cash but down 19% 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.

Ladders and snakes: five-year risers and fallers

HA8 ranks 8 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.

Inside HA8, street group by street group

Postcode sectors are the next slice down, each a group of streets. Prices can differ sharply between two sectors a few minutes' walk apart.

Sector	Median (latest)	Sales that year
HA8 0	£437,500	12
HA8 5	£475,000	12
HA8 6	£617,500	14
HA8 7	£340,000	33
HA8 8	£665,000	29
HA8 9	£547,500	26

How HA8 compares nearby

Same city, different markets. The neighbouring districts of the HA area, dearest first:

District	Median	5-year
HA5	£665,000	+5%
HA6	£630,000	+0%
HA7	£556,200	-5%
HA3	£554,000	+11%
HA4	£530,000	+4%
HA9	£525,000	+8%
HA2	£510,000	+4%
HA8 (this report)	£500,000	+0%
HA0	£462,500	+0%
HA1	£440,000	+1%

Dig further

See every individual HA8 sale on the live map, mapped to the exact address, or the quick-reference HA8 price page. 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.

How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.