Burnt Oak · Barnet · Hendon constituency · 51.60117, -0.26756

HA8 0BB— Burnt Oak, Barnet

Location and area intelligence for HA8 0BB, Burnt Oak, Barnet

High-connectivity investment target

 

Schools 100%Safety 56/100Transport 51/100Yield 4.81%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
53
Safety
56
Schools
90
Transport
51
Environment
55
Investment
73

The bottom line

HA8 0BB offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors who can accept its trade-offs.

The catches: high noise levels nearby; 48 min to victoria — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

HA8 0BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+237.0% vs London avg

Deep-dive guides for HA8 0BB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How HA8 0BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Shalom Noam Primary School

Good · Inspected Jun 2023 · 2 min walk

KS2: 108.2

—

Secondary

Kingsbury High School

Not yet inspected · 17 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 80 min walk

8 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

218.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+252% vs borough

Crime by type

Other36%
Violence & sexual offences19%
Anti-social behaviour15%
Theft7%
Robbery7%
Drug offences6%
Vehicle crime6%
Burglary3%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.3km

Crime is +237% above London average

Property

Prices, sales volume and market trends

Avg floor area62.8 m²

EPC breakdown

C
4%
D
12%
E
1%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 11%Terraced 33%Flat 11%Other 44%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£157,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,687
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2010 · CAGR

+6.3%

Total change

+135%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.6%

per year

Acceleration

-126.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached20%
Terraced60%
Flat/maisonette20%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£85k£85k+0%1
Post-dot-com plateau2001–2003£215k£89k-58.5%1
Pre-crash peak2007–2007£201k£201k+0%1
GFC & correction2010–2010£200k£200k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Burnt Oak Underground StationNorthern line
3.6 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
4 min walk
Colindale Underground StationNorthern
17 min walk
Edgware Underground StationNorthern
19 min walk
Queensbury Underground StationJubilee
19 min walk
Mill Hill BroadwayNational Rail
23 min walk
No bus stops within 400m

38

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria ★48 min
Waterloo49 min ↑
Canary Wharf59 min ↑
City52 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

47

Car parks (800m)

1

EV chargers (800m)

Nearest car park124m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Burnt Oak Station Car Park
240m
🅿️
Iceland Customer Car Park
279m
🅿️
Blood Donor Parking
657m

Connectivity

Broadband and mobile coverage

100%

Full fibre

73%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed393 Mbps
Median download395 Mbps
Superfast coverage100%
All operators 5G78%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 10%
More green space than 85% of London

Nearest SSSI: Brent Reservoir SSSI — 3.6 km

Energy

Solar: 846 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield845.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OAK LODGE MEDICAL CENTRE

234 BURNT OAK BROADWAY, HA8 0AP

4 min walk

74%

Recommend GP

74%

Overall GP experience

13

GPs within 1km

9

Dentists within 1km

4

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 637 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketFood 4 Less · 76 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
941 licensed premises in borough130 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

84m

Post office

Nearby shops

Ocean Groceries112 m
Bijal Food Centre181 m
Corner 4 News & Booze537 m

Nearby cafes

Costa69 m
Eats & Bits285 m

Nearby restaurants

Dixy Chicken226 m
Alkis529 m
American Fried Express790 m
Nando's832 m

Nearby gyms

The Arch Climbing Wall: Arch North292 m
Xcelerate Gym899 m

Nearby pharmacies

Asda933 m

Nearby health

Care Dental111 m
Edgware NHS Walk-In Centre596 m
Edgware Community Hospital637 m
Deansbrook Care Centre942 m
Food hygiene (5-star)49% of 125

Business

Local businesses registered here

Active businesses
61
New (last 12 months)
36
Dissolved (last 12 months)
0
Industry diversity
28
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

A I JONES LIMITED
ACEFIELD SUPPLIES LTD
AEA ENTERPRISERS LIMITED
AIRWORLD TOURS LIMITED
AL SHAHAD LONDON LTD

+15 more

Investment

Investment grade, yield and market outlook

73

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,550London avg: £1,950/mo
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

21.6

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,496m
Crossrail 2 route12,373m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,668 nationally

1,604

Est. population

4,727/km²

57%

Employed

30%

Degree educated

£37,600

Median income

9.0%

Claimant rate

Urban coreMedium densitySocially diverse / deprived

33

Community stability

Age profile

26%
22%
24%
16%
Under 1826%
18–3422%
35–4924%
50–6416%
65+12%

Tenure

35%
40%
Own outright12%
Own (mortgage)12%
Private rent35%
Social rent40%
Shared ownership1%
Rent free0%

Ethnicity

21%
22%
27%
16%
White British21%
White Other22%
Asian27%
Black16%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine25%
No car household48%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent40%
Private rent35%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
Local approval rate
75%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
67
Largest scheme
250 homes · EDGWARE COMMUNITY HOSPITAL, EDGWARE COMMUNITY HOSPITAL, BURNT OAK BROADWAY, HA8
Pipeline pressure
NONE

Named schemes (500m)

3, 3, Burnt Oak Broadway, HA8 5LD76 homes
completed
THEOCO RENAULT, 5, THEOCO RENAULT, 5, BURNT OAK BROADWAY, HA8 5LD53 homes
completed
Stag House, 94, Burnt Oak Broadway, HA8 0BE51 homes
completed
WOOD COURT, 1, WOOD COURT, 1, South Road, Middlesex, HA839 homes
completed
The Croft, East Road, HA8 0BS35 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.2%
Ward turnout
29%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
15
Constituency
Hendon

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Key facts for HA8 0BB

Full postcodeHA8 0BB
Postcode districtHA8
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.601169
Longitude-0.267560
Parliamentary constituencyHendon
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey