Burnt Oak · Barnet · Hendon constituency · 51.60924, -0.25339

HA8 0RY— Burnt Oak, Barnet

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

The family fortress

 

Schools 100%Safety 83/100Transport 39/100Yield 4.81%

Best for: Families

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

Liveability
56
Safety
83
Schools
90
Transport
39
Environment
74
Investment
62

The bottom line

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

The catch: 49 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 0RY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for HA8 0RY

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA8 0RY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Woodcroft Primary School

Not yet inspected · 1 min walk

KS2: 105.9

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 13 min walk

P8: +0.42A8: 55.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 89 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.9 incidents per 1,000 residents

Better than 60% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences39%
Anti-social behaviour23%
Other22%
Burglary8%
Vehicle crime5%
Robbery2%
Drug offences1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 953m

Crime is 19% below London average

Property

Prices, sales volume and market trends

Avg floor area64.9 m²

EPC breakdown

C
5%
D
4%

Based on 9 properties · Confidence: low

Street mix

Terraced 57%Flat 43%

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£162,250
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 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

1997–2019 · CAGR

+8.2%

Total change

+469%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.1%

per year

Acceleration

+8.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 14 sales

Property Type Mix

Total: 14 sales

Terraced57.1%
Flat/maisonette42.9%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£67k£89k+34%1.2
Post-dot-com plateau2002–2002£158k£158k+0%2
Pre-crash peak2005–2005£217k£217k+0%1
GFC & correction2011–2012£210k£165k-21.4%1
Help-to-Buy recovery2015–2016£330k£333k+0.9%1
Brexit uncertainty2018–2019£342k£380k+11.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Mill Hill BroadwayNational Rail
6 min walk
Burnt Oak Underground StationNorthern
13 min walk
Colindale Underground StationNorthern
19 min walk
Edgware Underground StationNorthern
20 min walk
Queensbury Underground StationJubilee
35 min walk
No bus stops within 400m

18

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria ★49 min
Waterloo49 min ↑
Canary Wharf59 min ↑
City53 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)

0

EV chargers (800m)

Nearest car park135m
Santander docks (800m)0
Nearest cycle dock6.8 km

Nearby car parks

🅿️
Mill Hill Broadway Station Car Park
493m

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: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.6 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 13%
More green space than 93% of London

Nearest SSSI: Brent Reservoir SSSI — 4.2 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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

PARKVIEW SURGERY

36 CRESSINGHAM ROAD, HA8 0RW

5 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

Nearest hospitalMillway Medical Practice · 955 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

230

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bridge Tavern (624 m)

Nearest supermarketM&S Simply Food · 615 m
2 tennis courts

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)

351m

Post office

Nearby shops

Wenzel's635 m
Cooksleys644 m
WHSmith688 m
Tesco Express788 m

Nearby cafes

Costa649 m
Mill & Brew670 m
Café Broadway684 m
Leyla771 m

Nearby restaurants

Bluebells of portobello458 m
Çoban's Grill591 m
Hee's Takeaway595 m
Mill Hill Tandoori615 m

Nearby pubs

Bridge Tavern624 m
Railway Tavern925 m

Nearby gyms

Anytime Fitness898 m
Greentop Young Persons Activity Centre962 m

Nearby pharmacies

Boots722 m

Nearby health

Broadway Dental Studio737 m
Tigga Smile Dental Centre822 m
Balcombe Dental Practice933 m
Food hygiene (5-star)49% of 39

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

HIREONEL LTD
IORGA DRIVING LTD
IORGADRAIVING LTD
MOORE & SONS HEATING AND PLUMBING LIMITED
PASAILA LIMITED

+1 more

Investment

Investment grade, yield and market outlook

62

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

24.2

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,495m
Crossrail 2 route12,293m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,811 nationally

1,645

Est. population

12,622/km²

58%

Employed

34%

Degree educated

£40,800

Median income

6.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

43

Community stability

Age profile

28%
19%
24%
18%
Under 1828%
18–3419%
35–4924%
50–6418%
65+10%

Tenure

15%
23%
21%
40%
Own outright15%
Own (mortgage)23%
Private rent21%
Social rent40%
Shared ownership1%

Ethnicity

29%
14%
30%
14%
White British29%
White Other14%
Asian30%
Black14%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine24%
No car household34%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Social rent40%
Private rent21%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
13
Local approval rate
91%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
20
Largest scheme
612 homes · RAF CAMP, RAF CAMP, GRAHAME PARK WAY, NW9 5QY
Pipeline pressure
NONE

Named schemes (500m)

24, 24, Woodcroft Avenue, Hale, NW7 2AG9 homes
completed
335, 335, Watling Avenue, Burnt Oak, HA8 0NF6 homes
completed
239A, Deansbrook Road, Deans Lane To Lyndhurst Avenue, HA8 9BX4 homes
completed
127, Abbots Road, Burnt Oak, HA8 0RX2 homes
completed
249A, 249A, Deansbrook Road, Hale, NA8 9BX2 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 0RY

Full postcodeHA8 0RY
Postcode districtHA8
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.609241
Longitude-0.253388
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