Burnt Oak · Barnet · Hendon constituency · 51.60178, -0.26583

HA8 0LF— Burnt Oak, Barnet

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

High-connectivity investment target

 

Schools 100%Safety 56/100Transport 53/100Yield 4.81%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
54
Safety
56
Schools
90
Transport
53
Environment
55
Investment
73

The bottom line

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

The catches: 48 min to victoria — above average for this zone and 16 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

HA8 0LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA8 0LF

🛡️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 0LF 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 · 19 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 80 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.1km

Crime is +237% above London average

Property

Prices, sales volume and market trends

Avg floor area60.8 m²

EPC breakdown

C
6%
D
15%
E
3%
F
2%

Based on 26 properties · Confidence: medium

Street mix

Semi 7%Terraced 43%Flat 21%Other 29%

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£152,000
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
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

1995–2019 · CAGR

+0.6%

Total change

+17%

Market Activity

Price Velocity & Acceleration

Current Velocity

-71.7%

per year

Acceleration

-307.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached10%
Terraced60%
Flat/maisonette30%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£163k£90k-44.8%1
Post-dot-com plateau2002–2004£302k£400k+32.5%1
Pre-crash peak2006–2007£280k£291k+3.9%1.5
Help-to-Buy recovery2016–2016£200k£200k+0%1
Brexit uncertainty2018–2019£671k£190k-71.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
2 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
2 min walk
Colindale Underground StationNorthern
16 min walk
Edgware Underground StationNorthern
18 min walk
Queensbury Underground StationJubilee
21 min walk
Mill Hill BroadwayNational Rail
21 min walk
No bus stops within 400m

38

Walkability score

30

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

49

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
124m
🅿️
Iceland Customer Car Park
359m
🅿️
Blood Donor Parking
686m

Connectivity

Broadband and mobile coverage

100%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed443 Mbps
Median download425 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
NoiseLOW
none
Quieter 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 AONB31% green spaceTree canopy: 22%
More green space than 86% 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

WATLING MEDICAL CENTRE

108 WATLING AVENUE, BURNT OAK, HA8 0NR

4 min walk

76%

Recommend GP

76%

Overall GP experience

12

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 633 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

173

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 · 105 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)

161m

Post office

Nearby shops

Bijal Food Centre51 m
Ocean Groceries60 m
Corner 4 News & Booze552 m

Nearby cafes

Eats & Bits148 m
Costa172 m

Nearby restaurants

Dixy Chicken90 m
Alkis544 m
Nando's834 m
Bang Bang Oriental Food Hall1.0 km

Nearby gyms

The Arch Climbing Wall: Arch North331 m

Nearby pharmacies

Asda937 m

Nearby health

Care Dental226 m
Edgware NHS Walk-In Centre623 m
Edgware Community Hospital633 m
Deansbrook Care Centre862 m
Food hygiene (5-star)50% of 123

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

ASHQ FISH MARKET LIMITED
BEDIDI LIMITED
BURNT OAK HOUSE LTD
BURNT OAK PROPERTY LTD
DAM CONSTRUCTIONS SERVICES LIMITED

+13 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

22.6

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,460m
Crossrail 2 route12,328m

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)
3
Live planning apps (800m)
6
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)
16

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
Merrivale, Merrivale, East Road, Burnt Oak, HA8 0BT31 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 0LF

Full postcodeHA8 0LF
Postcode districtHA8
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.601782
Longitude-0.265833
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