# 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 |
| 37 THE GROVE, EDGWARE, BARNET, GREATER LONDON, HA8 9QA | £710,000 | 30/06/2021 | Detached |
| 7 PRIORY FIELD DRIVE, EDGWARE, BARNET, GREATER LONDON, HA8 9PT | £935,000 | 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:** -18.1%

## 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 |

**Average rent: £450/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.05% (weak for cashflow)
- **Max investor price (0.8%):** £56,250
- **Target investor price (1%):** £45,000

*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 £450/mo).*

- **Gross yield:** 0.6%
- **Cost-to-rent:** 163×
- **Monthly cashflow:** £-3,086/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -14.5%

*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)