Detached

23 PRIORY FIELD DRIVE

EDGWARE, BARNET, GREATER LONDON, HA8 9PT

£880,000

Location

Map view View on Google Maps View on OpenStreetMap Street View HA8 9PT

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Broadfields Avenue	0.1 miles
Shop	Larry's Drycleaners	0.3 miles
Train station	Edgware	0.5 miles
University	Middlesex University	2.1 miles
Hospital	Watford General Hospital	6.1 miles

Property details

Tenure

Freehold

Property type

Detached

Floor area

122 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£880,000 Jan 2026

Price per m²

£7,213/m²

Local average

£952,000 (10 sales)

Street crime

299 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 28/07/2025

Expiry date: 27/07/2035

Current heating cost: £1,093/year

Potential heating cost: £1,018/year

Est. upgrade cost to C: £16,530

Recommendations

Floor insulation (suspended floor) (£5,000 - £10,000)
Add additional 80 mm jacket to hot water cylinder (£20 - £40)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	19/01/2026	£880,000	Detached	—	£877,134 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
6 HEATHER WALK, EDGWARE, BARNET, GREATER LONDON, HA8 9TS	£1,180,000	14/03/2025	Detached
30 HIGHVIEW GARDENS, EDGWARE, BARNET, GREATER LONDON, HA8 9UE	£850,000	18/12/2023	Detached
2 BROADFIELDS AVENUE, EDGWARE, BARNET, GREATER LONDON, HA8 8PG	£940,000	13/11/2023	Detached
39 HIGHVIEW GARDENS, EDGWARE, BARNET, GREATER LONDON, HA8 9UB	£800,000	22/11/2022	Detached
7 HEATHER WALK, EDGWARE, BARNET, GREATER LONDON, HA8 9TS	£1,300,000	14/09/2022	Detached
11 HEATHER WALK, EDGWARE, BARNET, GREATER LONDON, HA8 9TS	£1,000,000	31/08/2022	Detached
39 BROADFIELDS AVENUE, EDGWARE, BARNET, GREATER LONDON, HA8 8PF	£1,221,750	25/11/2021	Detached
88 PRIORY FIELD DRIVE, EDGWARE, BARNET, GREATER LONDON, HA8 9PU	£1,085,000	05/11/2021	Detached
53 PENSHURST GARDENS, EDGWARE, BARNET, GREATER LONDON, HA8 9TT	£1,270,000	30/09/2021	Detached
99 PENSHURST GARDENS, EDGWARE, BARNET, GREATER LONDON, HA8 9TT	£665,000	30/09/2021	Detached
1 GOLDERS CLOSE, EDGWARE, BARNET, GREATER LONDON, HA8 9QD	£1,350,000	30/09/2021	Detached
36 BROADFIELDS AVENUE, EDGWARE, BARNET, GREATER LONDON, HA8 8PG	£1,085,000	09/09/2021	Detached
2 GOLDERS CLOSE, EDGWARE, BARNET, GREATER LONDON, HA8 9QD	£1,090,000	02/09/2021	Detached
12 HIGHVIEW AVENUE, EDGWARE, BARNET, GREATER LONDON, HA8 9TZ	£900,000	06/08/2021	Detached
7 PRIORY FIELD DRIVE, EDGWARE, BARNET, GREATER LONDON, HA8 9PT	£935,000	30/06/2021	Detached
37 THE GROVE, EDGWARE, BARNET, GREATER LONDON, HA8 9QA	£710,000	30/06/2021	Detached

Area average: £1,023,859 (16 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -26.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Barnet. Series: Detached. As of March 2026.

1y (index) -1.3%

5y (index) 7%

10y (index) 13.8%

Rental Range

Estimated market rent for Barnet. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,738/mo

Realistic £1,931/mo

Optimistic £2,124/mo

Based on Local Authority from postcode lookup → Barnet.

LHA (30th percentile) floor for South West Herts: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Detached House, Brook Court, HA8	£450/mo	3	0.33 miles	OpenRent
Canons Drive, Edgware, HA8	£4,495/mo	4	0.93 miles	Rightmove

Average rent: £2,473/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.28%

Max investor price (0.8%) £309,125

Target investor price (1%) £247,300

Gross yield 3.4%

Cost-to-rent ratio 29.7×

Monthly cashflow £-1,265/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	98
Anti-social behaviour	75
Vehicle crime	23
Burglary	20
Other theft	15
Shoplifting	14
Criminal damage and arson	13
Public order	13
Drugs	10
Robbery	7
Theft from the person	5
Other crime	4
Possession of weapons	2
Total incidents	299

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Beit Shvidler Primary School	Primary	0.2 miles	Good — 14 Apr 2019
Holland House School	Other	0.2 miles	— (No rating)
Edgware Jewish Girls - Beis Chinuch	Other	0.3 miles	Good — 11 Sep 2024
Tashbar of Edgware	Other	0.3 miles	Requires improvement — 18 Jan 2023
Rosh Pinah Primary School	Primary	0.5 miles	Good — 27 Jul 2016

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
27/11/2006	22/09/2006	—	1
05/10/2004	03/09/2004	10	—

# 23 PRIORY FIELD DRIVE, EDGWARE, BARNET, GREATER LONDON, HA8 9PT

## Property details

- Slug: `af35f9c` (address key hash: `af35f9c710fe08ca019d775b97ad62bea28b6329`)
- Postcode: HA8 9PT
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Floor area: 122 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £880,000 Jan 2026
- Price per m²: £7,213/m²
- Local average: £952,000 (10 sales)
- Street crime: 299 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £880,000
- Date: 2026-01-19
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 27/07/2035
- **Current heating cost:** £1,093/year
- **Est. upgrade cost to C:** £16,530

### Recommendations
- W1 (£5,000 - £10,000)
- C (£20 - £40)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0230-0220-5905-9805-0104)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-19 | £880,000 | Detached | — | £877,134 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-34f2-591c-e063-4704a8c00c31) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 PRIORY FIELD DRIVE, EDGWARE, BARNET, GREATER LONDON, HA8 9PT | £880,000 | 19/01/2026 | Detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 HEATHER WALK, EDGWARE, BARNET, GREATER LONDON, HA8 9TS | £1,180,000 | 14/03/2025 | Detached |
| 30 HIGHVIEW GARDENS, EDGWARE, BARNET, GREATER LONDON, HA8 9UE | £850,000 | 18/12/2023 | Detached |
| 2 BROADFIELDS AVENUE, EDGWARE, BARNET, GREATER LONDON, HA8 8PG | £940,000 | 13/11/2023 | Detached |
| 39 HIGHVIEW GARDENS, EDGWARE, BARNET, GREATER LONDON, HA8 9UB | £800,000 | 22/11/2022 | Detached |
| 7 HEATHER WALK, EDGWARE, BARNET, GREATER LONDON, HA8 9TS | £1,300,000 | 14/09/2022 | Detached |
| 11 HEATHER WALK, EDGWARE, BARNET, GREATER LONDON, HA8 9TS | £1,000,000 | 31/08/2022 | Detached |
| 39 BROADFIELDS AVENUE, EDGWARE, BARNET, GREATER LONDON, HA8 8PF | £1,221,750 | 25/11/2021 | Detached |
| 88 PRIORY FIELD DRIVE, EDGWARE, BARNET, GREATER LONDON, HA8 9PU | £1,085,000 | 05/11/2021 | Detached |
| 53 PENSHURST GARDENS, EDGWARE, BARNET, GREATER LONDON, HA8 9TT | £1,270,000 | 30/09/2021 | Detached |
| 99 PENSHURST GARDENS, EDGWARE, BARNET, GREATER LONDON, HA8 9TT | £665,000 | 30/09/2021 | Detached |
| 1 GOLDERS CLOSE, EDGWARE, BARNET, GREATER LONDON, HA8 9QD | £1,350,000 | 30/09/2021 | Detached |
| 36 BROADFIELDS AVENUE, EDGWARE, BARNET, GREATER LONDON, HA8 8PG | £1,085,000 | 09/09/2021 | Detached |
| 2 GOLDERS CLOSE, EDGWARE, BARNET, GREATER LONDON, HA8 9QD | £1,090,000 | 02/09/2021 | Detached |
| 12 HIGHVIEW AVENUE, EDGWARE, BARNET, GREATER LONDON, HA8 9TZ | £900,000 | 06/08/2021 | Detached |
| 7 PRIORY FIELD DRIVE, EDGWARE, BARNET, GREATER LONDON, HA8 9PT | £935,000 | 30/06/2021 | Detached |
| 37 THE GROVE, EDGWARE, BARNET, GREATER LONDON, HA8 9QA | £710,000 | 30/06/2021 | Detached |

**Area average:** £1,023,859 (16 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -26.5%

## House Price Index (HM Land Registry)

*Official index for Barnet; Detached series; as of March 2026.*

- **1y growth (index):** -1.3%
- **5y growth (index):** 7%
- **10y growth (index):** 13.8%

## Rental Range

*ONS Price Index of Private Rents (Barnet). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,738/mo
- **Realistic:** £1,931/mo
- **Optimistic:** £2,124/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South West Herts (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Detached House, Brook Court, HA8 | £450/mo | 3 | 0.33 miles | OpenRent |
| [Canons Drive, Edgware, HA8](http://87.117.209.195:8080/listings/8e5d78e) | £4,495/mo | 4 | 0.93 miles | Rightmove |

**Average rent: £2,473/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £309,125
- **Target investor price (1%):** £247,300

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,473/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.7×
- **Monthly cashflow:** £-1,265/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.9%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 98 |
| Anti-social behaviour | 75 |
| Vehicle crime | 23 |
| Burglary | 20 |
| Other theft | 15 |
| Shoplifting | 14 |
| Criminal damage and arson | 13 |
| Public order | 13 |
| Drugs | 10 |
| Robbery | 7 |
| Theft from the person | 5 |
| Other crime | 4 |
| Possession of weapons | 2 |
| **Total incidents** | **299** |

*Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Beit Shvidler Primary School | Primary | 0.2 miles | Good — 14 Apr 2019 |
| Holland House School | Other | 0.2 miles | — (No rating) |
| Edgware Jewish Girls - Beis Chinuch | Other | 0.3 miles | Good — 11 Sep 2024 |
| Tashbar of Edgware | Other | 0.3 miles | Requires improvement — 18 Jan 2023 |
| Rosh Pinah Primary School | Primary | 0.5 miles | Good — 27 Jul 2016 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #4262328
- **Address:** 23 Priory Field Drive, EDGWARE, HA8 9PT
- **Certificate Issued:** 27/11/2006
- **Work Completed:** 22/09/2006
- **Items:** 1 door(s)

### FENSA Certificate #2092020
- **Address:** 23 Priory Field Drive, EDGWARE, HA8 9PT
- **Certificate Issued:** 05/10/2004
- **Work Completed:** 03/09/2004
- **Items:** 10 window(s)