Land by postcode · HA area · HA8
What the open records say about the HA8 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in Edgware.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
709
Median sale price
£538,000
Median £ per m² of floor area
£6,556
Median, last 12m vs prior 12m
+4.8%
£525,000 → £550,000
Mix of sales: 9% detached, 39% semi-detached, 28% terraced, 23% flats.
New-build sales 2023–2024: 33 of 718 (5%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 1402 live postcodes in HA8 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
286 of 1402 postcodes
The Watling Estate · Canons Park Estate Conservation Area
1006 of 1402 postcodes
3 separate directions recorded, each removing particular permitted development rights within a defined area.
No postcodes in HA8 fall inside: Green Belt, National Landscape (AONB), National Park.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
20% of postcodes fall within a conservation area. Inside one, demolition needs consent, some permitted development rights are reduced, and new work is assessed against the character and appearance of the area.
72% of postcodes are covered by an Article 4 direction, which removes specific permitted development rights in that area, so changes that are automatic elsewhere need a planning application there.
These are district-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in HA8 since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 80 decided since 2021, 48 refused, typically 68 days to a decision.
25 of 80
approved, 31%
47% across London
53 homes approved of 149 applied for
Approved examples
27 Manor Park Crescent Edgware HA8 7NH (2 new homes)
Conversion of the existing dwelling into 2no. self-contained flats; Associated refuse/recycling, cycle storage and amenity space
Approved 2022-04-22, Barnet ref 22/0089/FUL
67 Parkside Drive Edgware HA8 8JU (1 new home)
Demolition of the existing dwelling and the erection of a replacement dwelling including rooms in the roofspace and at basement level. Provi...
Approved 2022-12-23, Barnet ref 22/1176/FUL
Rear Of 235 Deansbrook Road Edgware HA8 9BX (1 new home)
Erection of a single storey outbuilding to create 1no. self contained residential unit with private amenity space and refuse and recycling a...
Approved 2023-07-25, Barnet ref 23/1516/FUL
By the kind of plot, from the wording of each proposal:
9 decided since 2021, 5 refused, typically 68 days to a decision
3 of 9
approved, 33%
41% across London
Approved examples
14 Holyrood Gardens, Edgware
Proposed conversion of single dwelling into 2x self-contained flats with associated flank elevation changes, car parking, bin storage and am...
Approved 2024-02-06, Brent ref 23/3892
2 Nolton Place, Edgware
Conversion of dwelling into two dwellinghouses (1 X 3 bed and 1 X 2 bed); separate amenity space; landscaping; bin and cycle stores
Approved 2023-05-18, Harrow ref P/0920/23
223 Burnt Oak Broadway, Edgware
Conversion of dwelling house to two flats (1 x 1 bed & 1 x 2 beds); bin / cycle storage; landscaping
Approved 2024-10-23, Harrow ref PL/1827/24
24 decided since 2021, 14 refused, typically 66 days to a decision
6 of 24
approved, 25%
43% across London
Approved examples
Site Of Former 2 Ashcombe Gardens Edgware HA8 8HS
Construction of a two-storey building with rooms in roof space comprising of 8no. self-contained flats plus 8no. parking spaces at basement ...
Approved 2022-01-20, Barnet ref 21/2384/FUL
31 And 33 Edgwarebury Lane Edgware HA8 8LJ
Demolition of existing dwellings and erection of a new block of flats comprising 8no units with associated amenity space, car parking, bike ...
Approved 2023-04-27, Barnet ref 21/4738/FUL
111 And 113 Edgwarebury Lane Edgware HA8 8NA
Demolition of existing detached dwellings and construction of a part two, part three storey building comprising of 8no. self-contained flats...
Approved 2023-02-03, Barnet ref 22/2157/FUL
9 decided since 2021, 1 refused, typically 112 days to a decision
8 of 9
approved, 89%
49% across London
Approved examples
84 Edgwarebury Lane Edgware HA8 8LY
Demolition of the existing dwelling and garage and erection of a two storey building with rooms in the roofspace to facilitate 5no self-cont...
Approved 2022-07-22, Barnet ref 21/4468/FUL
12 Garratt Road Edgware HA8 9AW
Demolition of the existing bungalow and construction of two new semi-detached bungalows plus rooms in the roofspace with associated amenity ...
Approved 2022-01-19, Barnet ref 21/6068/FUL
67 Parkside Drive Edgware HA8 8JU
Demolition of the existing dwelling and the erection of a replacement dwelling including rooms in the roofspace and at basement level. Provi...
Approved 2022-12-23, Barnet ref 22/1176/FUL
8 decided since 2021, 5 refused, typically 234 days to a decision
2 of 8
approved, 25%
45% across London
Approved examples
186 High Street Edgware HA8 7EX
Change of use of commercial unit (Class E) to two residential units (Class C3) and minor alteration from single to double doors at ground fl...
Approved 2022-03-30, Barnet ref 21/5421/FUL
Silvertime Casino, 53 Burnt Oak Broadway
Conversion of auxiliary offices at first floor level into 2No. studio flats including the repositioning of the external staircase to provide...
Approved 2024-11-08, Harrow ref P/2677/23
Also decided here: 33 applications for outbuildings, annexes or garden buildings, 19 approved, typically 69 days.
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
HA8 is split between planning authorities: Barnet (67% of sampled postcodes), Harrow (28% of sampled postcodes).
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the district average. In HA8, 0% of postcodes are in the Green Belt, 20% in a conservation area. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
Often, yes. 72% of postcodes in HA8 are under an Article 4 direction (3 separate directions), which withdraws particular permitted development rights, so an outbuilding, extension or change of use that is automatic elsewhere needs an application there. Outside those areas, permitted development applies to houses and their gardens but not to agricultural land or paddocks, where a new building or a new use normally needs permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In HA8 the median sale is £538,000, and only 5% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no district figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in HA8 would be measured against a £538,000 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Three places: the local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.