# Edgware (HA8) HA8 represents a mature residential area in northwest London with moderate market dynamics. Over the past five years, property prices have expanded at 1.9% compound annual growth, whilst rental yields have grown at 5.0% annually, suggesting stronger income returns than capital appreciation. The district's trajectory score of 43.8 indicates average performance relative to national benchmarks, placing it in the 17th percentile. Population growth remains subdued at 0.7% over the five-year period, reflecting limited demographic expansion. The postcode is classified as late-stage gentrification, indicating established residential character with limited scope for significant transformation. These metrics suggest HA8 functions primarily as a stable, income-focused investment market rather than a capital growth centre.
Domain breakdown
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See plans from £20/moKey signals
- 1Property prices up 1.4% over 5 years (5yr CAGR)
- 2Rents growing at 5.0% per year
- 3Population growing at 0.7% per year
Nearby districts
What's changing in Edgware · June 2026
The trajectory score moved up 0.7 points this month to 45/100, driven mainly by safety.
82 planning applications submitted in HA8 over the last six months, 5 change of use, 15 demolition.
- Single storey front extensions; single and two storey side to rear extensions; landscaping; external alterations (Demolition of front porch and attached garage)Apr 2026 · pending
- Front porch; single storey front, side and rear extension; external alterations; outbuilding at rear for use as gym / store (demolition of attached garage and outbuildings)Mar 2026 · pending
- Single storey front extension incorporating front porch; single storey side to rear extension; conversion of garage into habitable room (demolition of lean to shed)Feb 2026 · pending
Edgware (HA8) common questions
Is Edgware up and coming?
Praesago's gentrification model currently classifies Edgware (HA8) as Late-Stage. Its trajectory score is 45/100 (Average), in the top 79% of districts nationally. The score is up 11.7 points over the last 12 months.
Is Edgware safe?
Edgware has a safety score of 29/100 on Praesago's index, based on police.uk recorded crime data.
What is the average house price in Edgware?
The average property price in Edgware (HA8) is £686k as of January 2026, based on UK House Price Index data. Prices have grown at 1.4% per year over the last five years.
What is the average rent in Edgware?
The median monthly rent in Edgware (HA8) is £1,743 (2026), based on ONS private rental data.
Which areas are near Edgware?
Neighbouring postcode districts include Colindale (NW9), Radlett (WD7), Harrow (HA3), Mill Hill (NW7), Teddington (TW11). Each has its own monthly data page on Praesago.
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Disclaimer: Praesago provides data analytics and market intelligence. Nothing on this platform constitutes financial advice, investment advice, or a personal recommendation. Property values can fall as well as rise. Past performance does not predict future results. Seek independent financial and legal advice before making property investment decisions.