Burnt Oak · Barnet · Hendon constituency · 51.60939, -0.27136

HA8 9AF— Burnt Oak, Barnet

Location and area intelligence for HA8 9AF, Burnt Oak, Barnet

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 40/100~5% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

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

Liveability
57
Safety
69
Schools
90
Transport
40
Environment
53
Investment
62

The bottom line

HA8 9AF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 54 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA8 9AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+111.0% vs London avg

Deep-dive guides for HA8 9AF

🛡️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

“High-connectivity investment target”

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How HA8 9AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Watling Park School

Not yet inspected · 3 min walk

KS2: 105.0

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 20 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 92 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

136.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+120% vs borough

Crime by type

Other31%
Violence & sexual offences25%
Anti-social behaviour18%
Vehicle crime10%
Theft7%
Burglary4%
Drug offences3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.9km

Crime is +111% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£4,750/m²
Price per ft²£441/ft²
Avg floor area102.7 m²

EPC breakdown

B
2%
C
11%
D
20%
E
3%
G
2%

Based on 38 properties · Confidence: high

Street mix

Semi 27%Terraced 59%Flat 14%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£256,750
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)
RoofPitched, no insulation (assumed)
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

1995–2026 · CAGR

+5%

Total change

+360%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.3%

per year

Acceleration

-1.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached27.3%
Terraced59.1%
Flat/maisonette13.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£151k+73%1.7
Post-dot-com plateau2001–2003£186k£150k-19.5%2
Pre-crash peak2005–2007£247k£260k+5.3%1.5
GFC & correction2008–2011£280k£360k+28.6%2
Help-to-Buy recovery2013–2015£370k£500k+35.1%2
Brexit uncertainty2018–2019£560k£529k-5.6%1
Pandemic surge2020–2020£572k£572k+0%3
Rate-rise correction2022–2023£658k£740k+12.5%2
Current market2025–2026£550k£400k-27.3%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.2% alpha

Weakest performer

Terraced

-0.2% alpha

Semi-detached+0.2% α
Local
5.8%
District
5.6%
Terraced-0.2% α
Local
6.7%
District
6.9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Edgware Underground StationNorthern line
6.3 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
7 min walk
Burnt Oak Underground StationNorthern
11 min walk
Mill Hill BroadwayNational Rail
20 min walk
Canons Park Underground StationJubilee
20 min walk
Queensbury Underground StationJubilee
25 min walk
No bus stops within 400m

29

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria ★54 min
Waterloo54 min ↑
Canary Wharf64 min ↑
City58 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

55

Car parks (800m)

0

EV chargers (800m)

Nearest car park239m
Santander docks (800m)0
Nearest cycle dock7.3 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
340m
🅿️
Blood Donor Parking
403m
🅿️
Iceland Customer Car Park
754m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 64%
More green space than 78% of London

Nearest SSSI: Brent Reservoir SSSI — 4.5 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): 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

ZAIN MEDICAL CENTRE

EDGWARE COMMUNITY HOSPITAL, BURNT OAK BROADWAY, HA8 0AD

4 min walk

82%

Recommend GP

82%

Overall GP experience

15

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 324 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

141

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (711 m)

Nearest supermarketIceland · 744 m

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)

672m

Post office

Nearby shops

Wenzel's573 m
Food Centre590 m
Elite Food and Wine734 m
Shefa Mehadrin782 m

Nearby cafes

Food for Thought416 m
walk & eat451 m
Costa459 m
Caffè Nero568 m

Nearby restaurants

Il Mascalzone509 m
Little Resham518 m
Domino's578 m
Subway579 m

Nearby pubs

The Three Wishes711 m

Nearby gyms

Xcelerate Gym385 m

Nearby pharmacies

Boots482 m

Nearby health

Edgware Community Hospital324 m
Deansbrook Care Centre417 m
Edgware NHS Walk-In Centre430 m
The Old Red Hill Clinic (Barnet Adolescent Services)467 m
Food hygiene (5-star)47% of 101

Business

Local businesses registered here

Active businesses
8
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

A

High street health

Registered businesses

ADAMDIMA LTD
C.F&P.CONSTRUCTION LTD
DRAGONET LIMITED
EUROCITY BUILDING CONTRACTORS LTD
MIMI AUTOPSY SERVICES LIMITED

+3 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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

36

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,336m
Crossrail 2 route13,182m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,427 nationally

1,906

Est. population

5,857/km²

59%

Employed

41%

Degree educated

£39,800

Median income

7.9%

Claimant rate

Inner cityMedium densityEstablished mixed

33

Community stability

Age profile

28%
22%
24%
14%
Under 1828%
18–3422%
35–4924%
50–6414%
65+12%

Tenure

24%
17%
48%
Own outright24%
Own (mortgage)17%
Private rent48%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

22%
23%
30%
White British22%
White Other23%
Asian30%
Black11%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine18%
No car household37%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent48%
Social rent10%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
20
Local approval rate
20%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
250 homes · EDGWARE COMMUNITY HOSPITAL, EDGWARE COMMUNITY HOSPITAL, BURNT OAK BROADWAY, HA8
Pipeline pressure
NONE

Named schemes (500m)

FORMER BOOSEY & HAWKES SITE, FORMER BOOSEY & HAWKES SITE, DEANSBROOK ROAD, Barnet, HA8 9BB147 homes
completed
1A, 1A, Deansbrook Road, Edgware, HA8 9BE27 homes
completed
Garage court at end of, Garage court at end of, Parkfield Close, Edgware, HA8 98J6 homes
completed
123, 123, Fairfield Crescent, Edgeware, HA8 9AL2 homes
completed
51, 51, Fairfield Crescent, Edgeware, HA8 9AF2 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 9AF

Full postcodeHA8 9AF
Postcode districtHA8
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.609390
Longitude-0.271363
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