How much is 11, Edgwarebury Lane, Edgware?

The starting price is £300,000.

Stricter Pursue picks

We've tightened what earns a Pursue. A home now needs a published valuation, a strategy that still makes money after real running costs and lender stress tests, and no listing problems that would stop a mortgage. You'll see fewer Pursues, and each one has been checked harder.

See how verdicts work

No floorplan from the agent

11, Edgwarebury Lane, Edgware, HA8 8LH

Studio flat · HA8 8LH

10 sq ftEPC D

Starting price

£300,000

Auction: 28-day completion

Listing removedListed 116 daysAuction 28 Jul · ended

Investor metrics

HMO Article 4 Direction AreaArticle 4 Small Houses in Multiple Occupation (HMO) Area 1 · C3 → C4 HMO conversion requires planning permission here

Opportunity summary

See Archie’s verdict, returns by strategy and what to check before viewing.

Start free Log in

About

The property

For sale by auction 28th July 2026 at 12:00 £300,000 plus Freehold vacant shop & self-contained first floor flat for repair/improvement Location & Description A ground floor shop with separate rear access to a self-contained firsr floor flat.

Located within this well established parade just off Station Road/Hale Lane where there are a number of multiple retailers, close to Edgware underground station (Northern line) and The Broadwalk Centre.

Edgware lies about 10 miles north-west of Central London and has good road links via the A41 and M1.

Accommodation Ground Floor: 1,010 sq ft (93.8 sq m), WC First Floor Flat: Arranged as 3 rooms, living room/kitchen, shower/toilet, WC Note Auction Surveyor: Robert Woolfe Contact: Offered vacant for repair/improvement EPC Rating Shop = C Flat = D

Key information

Price per sq ft

£30,000/sq ft

Based on 10 sq ft (8 sq m)

Floor area

10 sq ft (8 sq m)

EPC rating

current

Tenure

Freehold

Property age

Built 1900–1929

Local authority

Barnet

London Borough

County

Greater London Authority

Value & comps

What is it worth?

No previous sales on record.

Comparable salesNo comps yet

No comparable sales matched this property yet.

Auction

What is it worth at the hammer?

Auction intelligence

Pro

See the independent valuation, upside vs guide, and per-strategy max bid for this lot. Sign in to see it.

Returns

What does it return?

Set an offer; the calculator follows it.

Rent evidence

Rental benchmark

Nearby rental comparables

Loading rental comparables…

Local SA Market

Short-let restrictions apply

Greater London: an entire home can be let short-term for at most 9090 short-let nights plus a mid-term let for the rest of the year.
England: a national short-term let register is being introduced; register the property before letting.

We're still gathering serviced-accommodation data for this area.

Archie refurb estimate: a Pro feature

Model an offerFeeds your report · not a commitment

0.0% below starting price

Model

Run the numbers.

BTL · HMO · BRRR · SA · Flip — editable, saved scenarios

Investment calculatorBTL · BRRR · HMO · Flip · SA · R2R — editable inputs, saved scenarios

Investment Disclaimer

This is not financial or investment advice. Prop AI Deals is not authorised by the Financial Conduct Authority (FCA) to provide investment advice.

All investment calculators, property analyses, and AI-generated insights are for informational purposes only. Property investment carries risk and may result in financial loss. All calculations should be independently verified and you should consult with FCA-authorised financial advisers before making any investment decisions.

Past performance does not guarantee future results. Tax implications vary by individual circumstances.

Mortgage

Deal

Is it a deal?

Archie’s verdict

Archie has scored this property.

Deal score · weighted

Watch; deal signals are weak

Factor breakdown

BMV discountNot calculated on auction lots — a guide price is a starting price, not an asking price.

0/25

Yield potential—

0/25

Motivation signalsNot enough data

0/25

Days on market116 days · price-fatigue

17/25

—

Seller motivation

Not scored yet

Days on market116

Price reduction—

STC fall-through—

Back to market—

Agency change—

EPC ratingD

Listing timeline

First listedListed at £300,0003 Jul 2026

Still activeDay 116 on marketToday

Strategy fit

No strategy scores available yet.

Article 4HMO Article 4 applies

HMO Conversion Potential

Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.

Tier, yield projection, and cost stack — Pro tier only.

PD Conversion Potential

Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.

Tier, route, yield projection, and cost stack - Pro tier only.

BRRR Candidate

BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.

Tier, refurb cost, ARV, and refi maths - Pro tier only.

Plot subdivision potential

Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.

Lease extension arbitrage

Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.