Burnt Oak · Barnet · Hendon constituency · 51.59897, -0.26509

HA8 0BL— Burnt Oak, Barnet

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

High-connectivity investment target

 

Schools 100%Safety 56/100Transport 47/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
53
Safety
56
Schools
90
Transport
47
Environment
56
Investment
57

The bottom line

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

The catches: high noise levels nearby; 53 min to victoria — above average for this zone and 7 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

HA8 0BL

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 0BL

🛡️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 0BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Barnfield Primary School

Good · Inspected Jun 2024 · 3 min walk

KS2: 105.6

—

Secondary

Kingsbury High School

Not yet inspected · 15 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 76 min walk

6 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.3km

Crime is +237% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA8 district median

£386,500

Based on 99 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,899/m²
Price per ft²£455/ft²
Avg floor area60 m²

EPC breakdown

C
11%
D
14%
E
3%

Based on 28 properties · Confidence: medium

Street mix

Flat 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£150,000
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

2004–2025 · CAGR

+3%

Total change

+86%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.9%

per year

Acceleration

-19.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£156k£156k+0%1
Pre-crash peak2005–2007£163k£180k+10.8%1
Help-to-Buy recovery2013–2013£174k£174k+0%1
Brexit uncertainty2018–2019£295k£340k+15.3%1
Pandemic surge2021–2021£349k£349k+0%1
Current market2025–2025£290k£290k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Burnt Oak Underground StationNorthern
5 min walk
Colindale Underground StationNorthern
14 min walk
Queensbury Underground StationJubilee
19 min walk
Edgware Underground StationNorthern
22 min walk
Kingsbury Underground StationJubilee
23 min walk
No bus stops within 400m

36

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★53 min
Waterloo57 min ↑
Canary Wharf66 min ↑
City57 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

38

Car parks (800m)

2

EV chargers (800m)

Nearest car park184m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Burnt Oak Station Car Park
434m
🅿️
Iceland Customer Car Park
570m
🅿️
Asda car park
626m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 11.1 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% of London

Nearest SSSI: Brent Reservoir SSSI — 3.3 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

WATLING MEDICAL CENTRE

108 WATLING AVENUE, BURNT OAK, HA8 0NR

7 min walk

76%

Recommend GP

76%

Overall GP experience

12

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 930 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

140

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

3

Convenience

Nearest supermarketFood 4 Less · 241 m
2 tennis courts1 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)

216m

Post office

Nearby shops

Corner 4 News & Booze240 m
Ocean Groceries260 m
Bijal Food Centre306 m

Nearby cafes

Costa367 m
Eats & Bits412 m

Nearby restaurants

Alkis232 m
Dixy Chicken339 m
Nando's533 m
Bang Bang Oriental Food Hall741 m

Nearby gyms

The Arch Climbing Wall: Arch North48 m

Nearby pharmacies

Asda635 m

Nearby health

Care Dental234 m
Edgware NHS Walk-In Centre895 m
Edgware Community Hospital930 m
Willow Tree Family Doctors1.0 km
Food hygiene (5-star)59% of 142

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

37.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,201m
Crossrail 2 route12,083m

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
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
8
Local approval rate
100%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
7

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
167
Largest scheme
460 homes · Land at Junction of, Land at Junction of, Capitol Way, Edgware Road, NW9
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
1-10 & 11-19, 1-10 & 11-19, Silkstream Parade, Watling Avenue, Burnt Oak, HA8 0EJ9 homes
completed
49 Burnt Oak Broadway, Edgware, HA8 5JZ, 497 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 0BL

Full postcodeHA8 0BL
Postcode districtHA8
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.598966
Longitude-0.265088
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