Burnt Oak · Barnet · Hendon constituency · 51.59835, -0.26370

HA8 0DL— Burnt Oak, Barnet

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

The family fortress

 

Schools 100%Safety 79/100Transport 37/100Yield 4.81%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
57
Safety
79
Schools
90
Transport
37
Environment
56
Investment
63

The bottom line

HA8 0DL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 53 min to victoria — above average for this zone and 29 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA8 0DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for HA8 0DL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA8 0DL 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 75 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.2 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+21% vs borough

Crime by type

Anti-social behaviour27%
Other24%
Violence & sexual offences22%
Vehicle crime8%
Burglary6%
Theft5%
Drug offences4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.3km

Crime is +16% above London average

Property

Prices, sales volume and market trends

Avg floor area75.3 m²

EPC breakdown

C
3%
D
6%

Based on 9 properties · Confidence: low

Street mix

Terraced 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

Energy & construction

Solar yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£188,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2014 · CAGR

+8.7%

Total change

+312%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.5%

per year

Acceleration

+50.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 10 sales

Property Type Mix

Total: 10 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£83k£127k+53.5%1
Post-dot-com plateau2001–2004£154k£214k+38.8%1.3
Pre-crash peak2005–2006£241k£232k-3.5%1.5
Help-to-Buy recovery2014–2014£340k£340k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.4% alpha

Terraced+1.4% α
Local
11.8%
District
10.4%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Burnt Oak Underground StationNorthern
6 min walk
Colindale Underground StationNorthern
13 min walk
Queensbury Underground StationJubilee
20 min walk
Kingsbury Underground StationJubilee
23 min walk
Edgware Underground StationNorthern
23 min walk
No bus stops within 400m

34

Walkability score

16

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

30

Car parks (800m)

3

EV chargers (800m)

Nearest car park225m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Burnt Oak Station Car Park
516m
🅿️
Asda car park
539m
🅿️
Iceland Customer Car Park
686m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Brent Reservoir SSSI — 3.2 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

8

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 1.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Chandos Arms (809 m)

Nearest supermarketFood 4 Less · 349 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)

330m

Post office

Nearby shops

Corner 4 News & Booze148 m
Ocean Groceries358 m
Bijal Food Centre387 m

Nearby cafes

Eats & Bits477 m
Costa481 m
Home Store Cafe807 m

Nearby restaurants

Alkis141 m
Dixy Chicken411 m
Nando's426 m
Bang Bang Oriental Food Hall637 m

Nearby pubs

Chandos Arms809 m

Nearby gyms

The Arch Climbing Wall: Arch North150 m
The Gym903 m

Nearby pharmacies

Asda529 m

Nearby health

Care Dental352 m
Willow Tree Family Doctors972 m
Edgware Community Hospital1.0 km
Food hygiene (5-star)62% of 141

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

ESCU VIBES HOUSE LTD
NISTORS CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

63

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

21.9

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,085m
Crossrail 2 route11,966m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,961 nationally

2,049

Est. population

8,841/km²

57%

Employed

37%

Degree educated

£37,600

Median income

5.9%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

28%
20%
23%
18%
Under 1828%
18–3420%
35–4923%
50–6419%
65+10%

Tenure

22%
26%
22%
29%
Own outright22%
Own (mortgage)26%
Private rent22%
Social rent29%
Shared ownership1%
Rent free0%

Ethnicity

22%
23%
26%
18%
White British22%
White Other23%
Asian26%
Black18%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine21%
No car household25%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent29%
Private rent22%

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)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
7
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)
29

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)

Land at Junction of, Land at Junction of, Capitol Way, Edgware Road, NW9460 homes
completed
Imperial House, The Hyde, Colindale, NW9 5AL102 homes
completed
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

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 0DL

Full postcodeHA8 0DL
Postcode districtHA8
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.598352
Longitude-0.263697
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