House prices in 'NW8 8', Edgware Road

Price per square metre data and charts revealed. Latest statistics for the housing market in 'NW8 8' (Edgware Road, St Johns Wood) - calculated on 01 December 2025.

Defining 'NW8 8'

This analysis is limited to properties whose postcode starts with "NW8 8", this is also called the postcode sector. There are no official postcode sector names so I've just labelled it NW8 8, Edgware Road. It is shown in red on the map below.

Want to change geography?

You can click on the map above to change to a neighbouring sector, or you can use the search form below.

Price per square metre

Knowing the average house price in NW8 8 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in September 2025, Flat 29 Wycombe House, 9, Bernhardt Crescent, Edgware Road, NW8 8AX sold for £500,000. Given the internal area of 85 square metres recorded on the EPC, the price per sqm is £500,000 ÷ 85 sqm = £5,882.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). It is a huge pain to code the automatic conversion for square meters to square feet for all the graphs and charts on NW8 8 and elsewhere. All the conditionals turn my tidy code for into spaghetti. I will get around to it at some point, but for now you can just divide everything by 10 in your head, move a decimal place and you'll be close enough. If you want to be more precise 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for 'NW8 8' vs 'NW8'

The chart above is called a histogram, it helps you see the distribution of house price per sqm in NW8 8 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £9,050 to £9,500, £9,500 to £9,950, £9,950 to £10,400 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 88 sales that took place in NW8 8, Edgware Road, St Johns Wood in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in NW8 8, Edgware Road. Notably, only 25% of properties that sold recently were valued at more than £10,300 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of NW8 8 homes.

Box plot of £ per sqm for NW8 8

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. Edgware Road. The chart above shows a boxplot for 'NW8 8' as well as the 'NW8' postcode district.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'NW8 8' is £8,490.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 88 transactions in NW8 8, Edgware Road half were sold for between £6,700 and £10,300 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 88 for NW8 8, Edgware Road.

    • Property price map for Edgware Road

    Have a look at the interactive price map I created for myself. Use it to explore 'NW8 8' house prices all the way down to individual property plots.

    Property price heatmap for Edgware Road
    House price map for Edgware Road

    Edgware Road house price forecasting

    House prices in NW8 8 fell -8.5% in the last year, -12.0% after inflation. Whether or not this trend will continue depends on many factors, such as wage growth, net migration, interest rates and the level of house building. No one can predict these things with certainty however we can plot the historic trends in house prices in NW8 8 (Edgware Road) compared with the wider postcode district of NW8.

    House price index for NW8 8

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'NW8 8' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in NW8 8 and is set to 100 in 2004. I'm comparing the trends for NW8 8,Edgware Road with the wider postcode district of NW8 What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Westminster local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for NW8 8
    NW8 8 sector NW8 district
    Nominal Real Nominal Real
    20 yr per annum 2.8% 0.0% 4.2% 1.4%
    20 yr total 74.2% 1.0% 127.8% 32.0%
    10 yr per annum -0.5% -3.5% -0.4% -3.4%
    10 yr total -4.8% -30.1% -4.1% -29.6%
    5 yr per annum 0.5% -3.8% 0.9% -3.5%
    5 yr total 2.7% -17.7% 4.4% -16.3%
    1 yr per annum -8.5% -12.0% -1.5% -5.3%
    1 yr total -8.5% -12.0% -1.5% -5.3%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, NW8 district have seen a 1.4% annual change when adjusted for inflation. This translates to a total change of 32.0% in real terms.
    • Over the past 5 years, NW8 8 sector have seen a -3.8% annual change when adjusted for inflation. This translates to a total change of -17.7% in real terms.

    Most recent NW8 8 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    St Johns Wood Road, Edgware Road, NW8 8Q 95 sqm £11,482 17
    Northwick Terrace, Edgware Road, NW8 8J 68 sqm £11,187 9
    Lyons Place, Edgware Road, NW8 8N 72 sqm £7,838 9
    Northwick Terrace, Edgware Road, NW8 8H 98 sqm £10,917 7
    Frampton Street, Edgware Road, NW8 8L 64 sqm £7,110 7
    North Bank, Edgware Road, NW8 8U 72 sqm £9,321 7
    Penfold Street, Edgware Road, NW8 8P 69 sqm £8,741 6

    Search for your street here.

    Nearby geographies

    The table below shows how 'NW8 8' compares to the other postcode sectors in NW8.

    Sector Lower quartile Median Upper quartile Sales in last 2yr
    W9 2 Westbourne Park £9,470 sqm £10,850 sqm £12,140 sqm 243
    W9 1 Maida Vale £8,590 sqm £10,640 sqm £12,820 sqm 302
    W2 6 Paddington £8,810 sqm £10,540 sqm £12,370 sqm 139
    W2 2 Edgware Road £8,650 sqm £11,090 sqm £13,930 sqm 160
    W2 1 Paddington £8,690 sqm £11,580 sqm £14,550 sqm 122
    W1H 5 Marble Arch £10,210 sqm £12,800 sqm £15,420 sqm 58
    W1H 4 Marylebone £12,200 sqm £13,640 sqm £15,480 sqm 12
    W1H 1 Marylebone £14,060 sqm £16,500 sqm £19,130 sqm 32
    NW8 9 St. Johns Wood £9,590 sqm £11,030 sqm £13,560 sqm 197
    NW8 8 Edgware Road £6,700 sqm £8,490 sqm £10,300 sqm 88

    Raw data

    Our analysis of NW8 8 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    Flat 29 Wycombe House, 9, Bernhardt Crescent, Edgware Road, St Johns Wood £500,000
    Sep-2025
    		 85 5,882
    147, Lisson Grove, Edgware Road, St Johns Wood £542,250
    Aug-2025
    		 74 7,327
    Flat 12 Castleford Court, Henderson Drive, Edgware Road, St Johns Wood £350,000
    Jul-2025
    		 49 7,142

    See the entire list of all sales in NW8 8 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.