Sold Semi-detached

30 DEANS LANE

EDGWARE, GREATER LONDON HA8 9HP

3 beds 1 baths 883 sq ft Listed 4 Oct 2016 (-3536d)

£430,000

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# 3 bedroom semi-detached house for sale (HA8 9HP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 30 DEANS LANE, EDGWARE, GREATER LONDON HA8 9HP |
| Price | £430,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 82 m² |
| Last sold | £418,000 Jun 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £441/year
- **Est. upgrade cost to C:** £11,500

### Recommendations
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9358-6967-7220-4676-8954)

## Description

The Property

A 3-bedroom semi detached house situated in a popular location in Edgware, North London.

The property is double glazed throughout and has potential to extend into the large loft and further extension at the back subject to planning consents. The vendor loves: the sense of community in the street, the accessibility to local amenities and transport links, the tranquil outdoor relaxing space

The property comprises of downstairs an entrance porch. Entrance hall. Reception room. Kitchen. Bedroom 3. Shower room. Rear garden. Driveway for parking for 2 cars and space for Off-Street parking.

Upstairs there are two more bedrooms. Family bathroom. Landing with access to the loft.

These suburbs are characterised by numerous small restaurants and cafés and a varied number of shops and amenities round the corner.

Edgware is principally a shopping and residential area and one of the northern termini of the Northern line. It has a bus garage, a shopping centre called 'the Broadwalk,'  libraries and the Edgware Community Hospital.

The green spaces of Watling Park are just 5 Minutes away.

There is a very wide selection of private and state school options and a wide choice of denomination schools as well. Close To Deansbrook Primary School.

The property is located with easy Access Bus Routes to Edgware Station & Kingsbury and is only a 7 Minute Walk to Burnt Oak & 10 Minute Walk to Edgware Stations.

It is a 15 Minute Walk To Mill Hill Station & The Broadway.

Porch

Tiled porch area. Two double glazed leaded light windows

Entrance Hall

Stairs to the first floor landing.

Reception Room

13'5 x 12'2

Laminate wood floor. Double glazed leaded light window to the front aspect. Radiator. Storage cupboard.

Kitchen

15'5 x 8'9

Laminate wood flooring. Space for American style fridge freezer. Double cupboards housing wall mounted boiler. Range of base and wall mounted units. Single bowl stainless steel sink unit with mixer taps. Electric oven. Four ring gas hob. Indesit stainless steel extractor fan. Space and plumbing for dishwasher and washing machine.

Bedroom Three

11'1 x 10'11

Located on the ground floor with laminate wood flooring. Recess storage area.  Radiator. Double glazed window to the rear aspect. Double glazed door leading out to the rear garden. Door to en-suite shower room.

En-suite

Tiled floor. Low level W.C. Wash hand basin. Shower cubicle. Double glazed frosted window to the rear aspect. Large storage space behind the curtains.

Landing

Fitted carpet. Double glazed leaded light window to the side aspect. Loft hatch.

Bathroom

Two double glazed leaded light window to the rear aspect. Fully tiled floor and walls. Low level W.C. Pedestal wash hand basin with stainless steel mixer taps. Bath with mixer taps and shower attachment. Radiator.

Master Bedroom

12'5 x 10'3

Double glazed leaded light windows to the front aspect. Radiator. Three fitted wardrobes with sliding doors . Another sliding door leads to a storage space above the stairs inside this spacious master bedroom.

Bedroom Two

10'4 x 9'0

Double glazed leaded light window to the rear aspect. Built-in wardrobes with sliding doors.

Rear Garden

Approximately 20’ x 80’

Large patio. Side access leading to the front of the property.

Easy manageable garden tiled halfway with a temporary covered shed, can be used as utility.

## Property Photos

- ![The Property](/listings/photos/44692452/367747) - The Property
- ![Reception Room](/listings/photos/44692452/367748) - Reception Room
- ![Reception Room](/listings/photos/44692452/367749) - Reception Room
- ![Reception Room](/listings/photos/44692452/367750) - Reception Room
- ![Unnamed photo](/listings/photos/44692452/367751) - Unnamed photo
- ![Unnamed photo](/listings/photos/44692452/367752) - Unnamed photo
- ![Kitchen](/listings/photos/44692452/367753) - Kitchen
- ![Bedroom Three](/listings/photos/44692452/367754) - Bedroom Three
- ![Bedroom Three](/listings/photos/44692452/367755) - Bedroom Three
- ![En-suite](/listings/photos/44692452/367756) - En-suite
- ![Master Bedroom](/listings/photos/44692452/367757) - Master Bedroom
- ![Master Bedroom](/listings/photos/44692452/367758) - Master Bedroom
- ![Master Bedroom](/listings/photos/44692452/367759) - Master Bedroom
- ![Bedroom Three](/listings/photos/44692452/367760) - Bedroom Three
- ![Bathroom](/listings/photos/44692452/367761) - Bathroom
- ![Rear Garden](/listings/photos/44692452/367762) - Rear Garden
- ![Rear Garden](/listings/photos/44692452/367763) - Rear Garden
- ![Rear Garden](/listings/photos/44692452/367764) - Rear Garden
- ![Side Entry](/listings/photos/44692452/367765) - Side Entry
- ![Unnamed photo](/listings/photos/44692452/367766) - Unnamed photo

## Floorplans

- ![Floorplan 1](/listings/photos/44692452/367767) - Floorplan 1

## EPC Graphs

- ![epc](/listings/photos/44692452/367768) - epc

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 30 DEANS LANE, EDGWARE, BARNET, GREATER LONDON, HA8 9HP | £418,000 | 15/06/2017 | Semi-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 |
|---------|-------|------|------|
| 54 LANGHAM ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 9EL | £455,000 | 02/09/2022 | Semi-detached |
| 21 EDRICK ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 9HY | £475,000 | 20/12/2021 | Semi-detached |
| 189 HALE DRIVE, MILL HILL, LONDON, BARNET, GREATER LONDON, NW7 3EH | £705,000 | 03/11/2021 | Semi-detached |
| 173 HALE DRIVE, MILL HILL, LONDON, BARNET, GREATER LONDON, NW7 3EH | £645,000 | 23/09/2021 | Semi-detached |
| 18 DRYFIELD ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 9JR | £445,000 | 30/07/2021 | Semi-detached |

**Area average:** £545,000 (5 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £626,386 (37 Semi-detached, HA8, 2024–2026)
- **Deviation:** -31.4%

## 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).*

- **LHA floor (this property size):** £1,496/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Rudyard Grove, NW7 | £4,000/mo | 3 | 0.21 miles | OpenRent |
| 3 Bed Terraced House, Colchester Road, HA8 | £750/mo | 3 | 0.36 miles | OpenRent |

**Average rent: £2,375/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £296,875
- **Target investor price (1%):** £237,500

*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 £2,375/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.1×
- **Monthly cashflow:** £419/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4%

*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).*

## Price per Square Metre

- **£/m²:** £5,244/m²

## Capital growth trend

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

- **5y growth:** 10.5%
- **10y growth:** 10%

## House Price Index (HM Land Registry)

*Official index for Barnet; Semi-detached series; as of March 2026.*

- **1y growth (index):** -1.3%
- **5y growth (index):** 7.1%
- **10y growth (index):** 15.1%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

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

The Property Reception Room Reception Room Reception Room Unnamed photo Unnamed photo Kitchen Bedroom Three Bedroom Three En-suite Master Bedroom Master Bedroom Master Bedroom Bedroom Three Bathroom Rear Garden Rear Garden Rear Garden Side Entry Unnamed photo

/ 20

Property details

Tenure

FREEHOLD

Floor area

82 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£418,000 Jun 2017

Price per m²

£5,244/m²

Local average

£626,386 (-31.4%)

Deprivation

Decile 2 (6,353 of 33,755)

Street crime

528 incidents within 1 mile (Apr 2026)

Key features

Potential To Extend Into The Loft (Stpp)
Close To Deansbrook Primary School
Close To Local Restaurants
Easy Access Bus Routes To Edgeware & Kingsbury
Watling Park 5 Minutes Away
Off-Street Parking For Two Cars
Double Glazed Throughout
Close To Burnt Oak & Edgware Stations
15 Minute Walk To Mill Hill Station & The Broadway

Additional details

Heating: Gas central
Parking: Yes, Driveway
Garden: Private garden

Description

The Property
A 3-bedroom semi detached house situated in a popular location in Edgware, North London.

The property is double glazed throughout and has potential to extend into the large loft and further extension at the back subject to planning consents. The vendor loves: the sense of community in the street, the accessibility to local amenities and transport links, the tranquil outdoor relaxing space

The property comprises of downstairs an entrance porch. Entrance hall. Reception room. Kitchen. Bedroom 3. Shower room. Rear garden. Driveway for parking for 2 cars and space for Off-Street parking.

Upstairs there are two more bedrooms. Family bathroom. Landing with access to the loft.

These suburbs are characterised by numerous small restaurants and cafés and a varied number of shops and amenities round the corner.

Edgware is principally a shopping and residential area and one of the northern termini of the Northern line. It has a bus garage, a shopping centre called 'the Broadwalk,' libraries and the Edgware Community Hospital.

The green spaces of Watling Park are just 5 Minutes away.

There is a very wide selection of private and state school options and a wide choice of denomination schools as well. Close To Deansbrook Primary School.

The property is located with easy Access Bus Routes to Edgware Station & Kingsbury and is only a 7 Minute Walk to Burnt Oak & 10 Minute Walk to Edgware Stations.
It is a 15 Minute Walk To Mill Hill Station & The Broadway.

Porch
Tiled porch area. Two double glazed leaded light windows

Entrance Hall
Stairs to the first floor landing.

Reception Room
13'5 x 12'2
Laminate wood floor. Double glazed leaded light window to the front aspect. Radiator. Storage cupboard.

Kitchen
15'5 x 8'9
Laminate wood flooring. Space for American style fridge freezer. Double cupboards housing wall mounted boiler. Range of base and wall mounted units. Single bowl stainless steel sink unit with mixer taps. Electric oven. Four ring gas hob. Indesit stainless steel extractor fan. Space and plumbing for dishwasher and washing machine.

Bedroom Three
11'1 x 10'11
Located on the ground floor with laminate wood flooring. Recess storage area. Radiator. Double glazed window to the rear aspect. Double glazed door leading out to the rear garden. Door to en-suite shower room.

En-suite
Tiled floor. Low level W.C. Wash hand basin. Shower cubicle. Double glazed frosted window to the rear aspect. Large storage space behind the curtains.

Landing
Fitted carpet. Double glazed leaded light window to the side aspect. Loft hatch.

Bathroom
Two double glazed leaded light window to the rear aspect. Fully tiled floor and walls. Low level W.C. Pedestal wash hand basin with stainless steel mixer taps. Bath with mixer taps and shower attachment. Radiator.

Master Bedroom
12'5 x 10'3
Double glazed leaded light windows to the front aspect. Radiator. Three fitted wardrobes with sliding doors . Another sliding door leads to a storage space above the stairs inside this spacious master bedroom.

Bedroom Two
10'4 x 9'0
Double glazed leaded light window to the rear aspect. Built-in wardrobes with sliding doors.

Rear Garden
Approximately 20’ x 80’
Large patio. Side access leading to the front of the property.
Easy manageable garden tiled halfway with a temporary covered shed, can be used as utility.

Listed by

covering London

Purplebricks

Reference: 44692452

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 15/10/2016

Current heating cost: £441/year

Potential heating cost: £441/year

Est. upgrade cost to C: £11,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

epc

Price history

Event	Date	Price	% change
Sold	15/06/2017 (8 years ago)	£418,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
54 LANGHAM ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 9EL	£455,000	02/09/2022	Semi-detached
21 EDRICK ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 9HY	£475,000	20/12/2021	Semi-detached
189 HALE DRIVE, MILL HILL, LONDON, BARNET, GREATER LONDON, NW7 3EH	£705,000	03/11/2021	Semi-detached
173 HALE DRIVE, MILL HILL, LONDON, BARNET, GREATER LONDON, NW7 3EH	£645,000	23/09/2021	Semi-detached
18 DRYFIELD ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 9JR	£445,000	30/07/2021	Semi-detached

Area average: £545,000 (5 sales)

Capital growth trend

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

5y growth 10.5%

10y growth 10%

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

1y (index) -1.3%

5y (index) 7.1%

10y (index) 15.1%

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: £1,496/mo (Apr 2025 – Mar 2026)

Location

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

Nearby

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

Type	Name	Distance
Bus stop	Deansbrook Road	0.0 miles
Bus stop	Deans Lane	0.1 miles
Shop	Poundland	0.5 miles
Shop	Choice	0.5 miles
Train station	Edgware	0.5 miles
Train station	Burnt Oak	0.5 miles
University	Middlesex University	1.4 miles
University	Flood Hazard Research Centre	1.4 miles
Hospital	Priory Hospital	6.5 miles
Hospital	Watford General Hospital	6.5 miles

Street-level crime

Category	Count
Anti-social behaviour	148
Violence and sexual offences	147
Shoplifting	36
Vehicle crime	36
Burglary	31
Public order	31
Other theft	26
Criminal damage and arson	21
Drugs	17
Theft from the person	15
Robbery	9
Other crime	8
Possession of weapons	3
Total incidents	528

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
Menorah Grammar School	Other	0.2 miles	Inadequate — 20 Mar 2023
Menorah Foundation School	Primary	0.2 miles	Good — 9 Jun 2015
Watling Park School	Primary	0.3 miles	Good — 8 Jun 2018
Deansbrook Infant School	Primary	0.3 miles	Good — 9 Jul 2024
Deansbrook Junior School	Primary	0.3 miles	Good — 27 Jun 2023

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Rudyard Grove, NW7	£4,000/mo	3	0.21 miles	OpenRent
3 Bed Terraced House, Colchester Road, HA8	£750/mo	3	0.36 miles	OpenRent

Average rent: £2,375/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.55%

Max investor price (0.8%) £296,875

Target investor price (1%) £237,500

Gross yield 6.6%

Cost-to-rent ratio 15.1×

Monthly cashflow £419/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4%

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).

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