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Postcode sector · Edgware

HA8 9 area guide

Who lives in HA8 9, what homes sell for, and how it compares on crime, schools and transport.

Council
Barnet
Region
London
Population
33,282 (2024)
At a glance

What HA8 9 is like

The HA8 9 postcode sector in Barnet covers 264 live postcodes and is home to about 33,282 people in 11,243 households. 53.3% of households own their home, 29.3% rent privately and 16.8% are in social housing. The largest age group is 5–9, and 58.1% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is broadly in line with the England and Wales average. Homes in HA8 9 sold for a median of £557,500 over the year to August 2026.

Scores

How HA8 9 compares

Headline figures for HA8 9, set against England as a whole.

AffluenceMore
4.2/ 10

Around the middle. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore
6/ 10

Around the middle: 30.0 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore
£557,500

Median over 70 sales in HA8 9, −0.4% on the year before.

TransportMore
10.0/ 10

Excellent: 6 stations within a mile, 34 bus stops within 800m.

SchoolsMore
100%

Rated good or better across 12 inspected schools in HA8 9.

Household incomeMore
£71,683

Average annual income before tax, higher than 86% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where HA8 9 differs most from the national average.

  1. 01
    A big private rental marketPositive

    29.3% of households rent privately, against 20.5% across England. Tenant demand is established here.

  2. 02
    Well connectedPositive

    6 stations within a mile and 34 bus stops within a ten-minute walk.

  3. 03
    Well-rated schoolsPositive

    100% of the inspected schools nearby are rated good or better.

Questions

HA8 9 FAQs

01
Is HA8 9 a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 4.2 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 30.0 per 1,000 people a year, band 6 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 10.0 out of 10 (excellent).
02
How much does a house cost in HA8 9?

The median sale price over the last year was £557,500.

Homes in HA8 9 sold for a median of £557,500 across 70 sales in the year to August 2026, −0.4% on the year before. Prices come from HM Land Registry’s record of every residential sale.
03
Is HA8 9 safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 30.0 offences per 1,000 people a year around HA8 9, broadly in line with the 31.1 average across England and Wales, band 6 of 10.
04
Who lives in HA8 9?

Age, home ownership and housing from the census.

The largest age group is 5–9, at 7.6% of residents. 53.3% of households own their home. The most common property type is semi-detached (38.1%).
05
Which council covers HA8 9?

The local authority for HA8 9 is Barnet.

HA8 9 comes under Barnet in London. Council tax, planning applications and bin collections are handled there.
06
How well connected is HA8 9?

Connectivity scores 10.0 out of 10.

There are 34 bus stops within 800m and 6 stations and tram stops within a mile, scoring 10.0 out of 10 (excellent). The nearest station is Edgware Underground Station, 0.4 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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