Watling Avenue, Edgware house prices are built from 228 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 14 Jan 2026. The median price paid across the whole record is £180,000. Across the 10 years from 2015 to 2025 the median moved +73.1% in cash — but once inflation is taken out, the change in 2026 money is +25.5%.
Median price paid
£180,000
Change in cash, 2015–2025
+73.1%
Change in real terms
+25.5%
Median per m²
£2,410
HM Land Registry228 sales65 with floor areaLatest sale 14 Jan 2026
Section 01
How Watling Avenue, Edgware prices moved
The chart tracks the median Watling Avenue, Edgware house price for every year with a recorded sale, from 1995 to 2025. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 4 | £61,000 | £135,449 |
| 2000s | 9 | £190,000 | £346,124 |
| 2010s | 7 | £249,500 | £351,795 |
| 2020s | 1 | £476,125 | £486,476 |
The highest yearly median on record for Watling Avenue, Edgware is £476,125 in 2025; the lowest is £51,875 in 1995. Across the full 31-year record the cash median has moved from £51,875 to £476,125.
In 2026 money that first median is worth £115,187, so the real change over the whole record is +322.3% — about +4.92% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +73.1% in cash against +25.5% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 187 | 14 Jan 2026 | Terraced | £410,000 | £410,000 |
| 105 | 24 Oct 2025 | Terraced | £535,000 | £546,630 |
| 196 | 26 Sep 2025 | Terraced | £515,000 | £526,196 |
| 375 | 22 Sep 2025 | Terraced | £475,000 | £485,326 |
| 70b | 25 Jun 2025 | Flat or maisonette | £260,000 | £265,652 |
| 373 | 28 Apr 2025 | Terraced | £446,000 | £455,696 |
| 189 | 10 Apr 2025 | Terraced | £500,000 | £510,870 |
| 331 | 31 Jan 2025 | Terraced | £467,210 | £477,367 |
| 377 | 24 Jan 2025 | Terraced | £477,250 | £487,625 |
| 256 | 20 Aug 2024 | Terraced | £502,000 | £528,224 |
| 151 | 14 Feb 2024 | Terraced | £355,000 | £373,545 |
| 201 | 28 Jul 2023 | Terraced | £455,000 | £491,609 |
| 142 | 25 Jan 2023 | Terraced | £510,000 | £551,034 |
| 355 | 4 Apr 2022 | Terraced | £440,000 | £509,778 |
| 293 | 29 Oct 2021 | Flat or maisonette | £275,500 | £348,078 |
| 244 | 28 Jun 2021 | Terraced | £545,000 | £688,575 |
| 303 | 11 Jun 2021 | Flat or maisonette | £285,000 | £360,081 |
| 195 | 14 Oct 2020 | Terraced | £400,000 | £517,906 |
| 236 | 3 Sep 2020 | Terraced | £320,000 | £414,325 |
| 331 | 20 Aug 2020 | Terraced | £405,000 | £524,380 |
| 221 | 31 Jan 2020 | Terraced | £300,000 | £388,430 |
| First Floor Flat 31 | 1 Oct 2019 | Flat or maisonette | £190,000 | £248,516 |
| 256 | 19 Jun 2019 | Terraced | £425,000 | £555,891 |
| 184 | 19 Jun 2019 | Terraced | £410,000 | £536,271 |
| 105 | 13 Aug 2018 | Terraced | £420,000 | £559,735 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to Watling Avenue, Edgware values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 187 Watling Avenue | £85,500 (1999) | £410,000 (2026) | +6.0% | +3.2% |
| 105 Watling Avenue | £420,000 (2018) | £535,000 (2025) | +3.5% | -0.3% |
| 375 Watling Avenue | £225,000 (2010) | £475,000 (2025) | +5.1% | +2.0% |
| 373 Watling Avenue | £249,000 (2014) | £446,000 (2025) | +5.4% | +2.2% |
| 331 Watling Avenue | £58,500 (1995) | £467,210 (2025) | +7.2% | +4.4% |
| 377 Watling Avenue | £195,000 (2005) | £477,250 (2025) | +4.6% | +1.6% |
| 256 Watling Avenue | £293,000 (2015) | £502,000 (2024) | +6.2% | +2.8% |
| 201 Watling Avenue | £27,500 (1995) | £455,000 (2023) | +10.5% | +7.7% |
| 142 Watling Avenue | £250,000 (2008) | £510,000 (2023) | +4.9% | +1.8% |
| 244 Watling Avenue | £229,950 (2004) | £545,000 (2021) | +5.2% | +2.9% |
| 303 Watling Avenue | £157,000 (2007) | £285,000 (2021) | +4.4% | +2.0% |
| 221 Watling Avenue | £90,500 (1997) | £300,000 (2020) | +5.3% | +3.1% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Watling Avenue, Edgware is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Terraced | 135 | 59.2% | £220,000 | £27,500 – £545,000 |
| Flat or maisonette | 74 | 32.5% | £130,000 | £39,000 – £358,000 |
| Semi-detached | 18 | 7.9% | £120,000 | £46,500 – £300,000 |
| Detached | 1 | 0.4% | £62,000 | £62,000 – £62,000 |
Section 06
Ownership and new build in Watling Avenue, Edgware
82 of the sales on record are leasehold and 146 freehold — 36.0% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £128,750 and the median freehold sale £212,500 — a gap of +65.0%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 82 | 36.0% | £128,750 |
| Freehold | 146 | 64.0% | £212,500 |
| New build | 2 | 0.9% | £86,250 |
| Existing home | 226 | 99.1% | £181,500 |
New builds sold for less than the median existing home — -52.5%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 44 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in Watling Avenue, Edgware
Every certificate carries an energy efficiency band as well as a floor area. Across Barnet, 49.4% of 195,643 certificates sit in bands A to C, and 2.8% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 594 | 0.3% |
| B | 31,003 | 15.8% |
| C | 65,110 | 33.3% |
| D | 68,916 | 35.2% |
| E | 24,462 | 12.5% |
| F | 4,540 | 2.3% |
| G | 1,018 | 0.5% |
The Office for National Statistics puts the mean private rent in Barnet at £1,939 a month as of Jun 2026 — £1,491 for a one-bedroom home and £2,243 for three bedrooms.
Against the median sale of £180,000 here, that rent is a gross yield of 12.93% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of HA8, 561 crimes were recorded in Jun 2026: 135 violent, 18 burglary, 33 vehicle-related and 175 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 3.4 times busier.
Against the 389,344 residents the 2021 census counted in Barnet, that is 1.44 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around Watling Avenue, Edgware
The 2021 census counted 389,344 residents in Barnet across 148,917 households. 53.7% of those households own their home and 46.2% rent — a split the sold record cannot show, because only owners appear in it.
17 state and independent schools have a HA8 postcode: 15 primary, 1 all-through, 1 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| London Academy | All-through | Academy sponsor led | 1,749 |
| Canons High School | Secondary | Academy converter | 1,139 |
| Stag Lane Primary School | Primary | Community school | 855 |
| Saracens Broadfields | Primary | Academy converter | 653 |
| Goldbeaters Primary School | Primary | Community school | 463 |
| Barnfield Primary School | Primary | Community school | 459 |
| Krishna Avanti Primary School | Primary | Academy converter | 456 |
| Edgware Primary School | Primary | Community school | 438 |
| Camrose Primary With Nursery | Primary | Community school | 410 |
| Watling Park School | Primary | Free schools | 400 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Edgware Underground Station | Metro or underground | 0.3 km |
| Edgware Underground Station | Metro or underground | 0.3 km |
| Edgware Station | Tram | 0.3 km |
| Burnt Oak Underground Station | Metro or underground | 1.2 km |
Section 09
How Watling Avenue, Edgware compares
The median across the whole archive is £157,500. Watling Avenue, Edgware sits above that national figure — +14.3%.
Within Edgware the street ranks 324 of 396 by median price, and its median is below the town figure of £244,950 (-26.5%).
Where an EPC floor area could be matched to the sale, the median works out at £2,410 per square metre, across 65 of the 228 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £27,500 to £545,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
Watling Avenue, Edgware sits in Barnet, in London.
The Office for National Statistics puts the median home in Barnet at 14.9 times median local earnings of £38,294 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Streets nearby
- Stonegrove£224,000 median
- Hale Lane£280,250 median
- Springwood Crescent£112,500 median
- Whitchurch Lane£226,000 median
- Green Lane£296,500 median
- Camrose Avenue£231,000 median
- Edgwarebury Lane£402,000 median
- Burnt Oak Broadway£142,000 median
- Beverley Drive£201,000 median
- Deansbrook Road£192,000 median
- Zodiac Close£317,500 median
- Blundell Road£192,000 median
- Fortune Avenue£245,000 median
- Priory Field Drive£250,000 median
- Farm Road£300,000 median
- Edgware Way£240,000 median
Addresses with more than one recorded sale
- 331 Watling Avenue5 sales
- 110A Watling Avenue5 sales
- 256 Watling Avenue4 sales
- 221 Watling Avenue4 sales
- 74B Watling Avenue4 sales
- 17A Watling Avenue4 sales
- 187 Watling Avenue3 sales
- 244 Watling Avenue3 sales
- 303 Watling Avenue3 sales
- FIRST FLOOR FLAT, 31 Watling Avenue3 sales
- 184 Watling Avenue3 sales
- 365 Watling Avenue3 sales
- 225 Watling Avenue3 sales
- 328 Watling Avenue3 sales
- 149 Watling Avenue3 sales
- 132 Watling Avenue3 sales
- 220 Watling Avenue3 sales
- 78B Watling Avenue3 sales
- 167 Watling Avenue3 sales
- 275 Watling Avenue3 sales
- 72A Watling Avenue3 sales
- 231 Watling Avenue3 sales
- 157 Watling Avenue3 sales
- 105 Watling Avenue2 sales
Back to Edgware house prices.
Quick answers
Common questions about this data
What is the average house price in Watling Avenue, Edgware?
The median price paid in Watling Avenue, Edgware across every sale on the register is £180,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in Watling Avenue, Edgware?
228 sales are on record for Watling Avenue, Edgware, the most recent completing on 14 Jan 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Watling Avenue, Edgware house prices actually risen?
In cash, the median rose +73.1% between 2015 and 2025. In 2026 money — that is, after inflation — the change is +25.5%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Watling Avenue, Edgware house prices at their highest?
The highest yearly median on record is £476,125, set in 2025. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in Watling Avenue, Edgware?
£2,410 per square metre, from the 65 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 14 Jan 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “Watling Avenue, Edgware house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.