Burnt Oak · Barnet · Hendon constituency · 51.60871, -0.27477

HA8 9AR— Burnt Oak, Barnet

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 40/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
60
Safety
69
Schools
90
Transport
40
Environment
55
Investment
59

The bottom line

HA8 9AR 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 9AR

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 9AR

🛡️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 9AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Edgware Primary School

Not yet inspected · 2 min walk

KS2: 105.1

★★

Secondary

Canons High School

Good · Inspected Jan 2023 · 17 min walk

P8: -0.04A8: 48.1

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 91 min walk

5 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)

3

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stanmore Fire Station (G22) · 1.7km

Crime is +111% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,783/m²
Price per ft²£630/ft²
Avg floor area76.5 m²

EPC breakdown

C
3%
D
15%
E
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 37%Terraced 27%Detached 3%Flat 33%

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£191,250
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
WallsSolid brick, 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

1995–2025 · CAGR

+8.4%

Total change

+1014%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.0%

per year

Acceleration

+62.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £150k–£175k · 30 sales

Property Type Mix

Total: 30 sales

Detached3.3%
Semi-detached36.7%
Terraced26.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£112k+113.3%3
Post-dot-com plateau2001–2004£105k£152k+44.3%1.7
Pre-crash peak2005–2007£240k£250k+4.1%2
GFC & correction2010–2010£314k£314k+0%2
Help-to-Buy recovery2015–2015£440k£440k+0%1
Pandemic surge2021–2021£589k£589k+0%1
Rate-rise correction2022–2022£520k£520k+0%2
Current market2024–2025£412k£585k+42%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Weakest performer

Flat/maisonette

-0.9% alpha

Terraced-0.5% α
Local
11%
District
11.5%
Flat/maisonette-0.9% α
Local
12.5%
District
13.4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing30
Trend Position40

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
6.4 min walk
Mill Hill Broadway

Nearby stations

Edgware Underground StationNorthern
7 min walk
Burnt Oak Underground StationNorthern
12 min walk
Canons Park Underground StationJubilee
17 min walk
Queensbury Underground StationJubilee
23 min walk
Mill Hill BroadwayNational Rail
23 min walk
No bus stops within 400m

34

Walkability score

60

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

54

Car parks (800m)

0

EV chargers (800m)

Nearest car park168m
Santander docks (800m)0
Nearest cycle dock7.3 km

Nearby car parks

🅿️
The Broadwalk Shopping Centre Car Park· yes
300m
🅿️
Blood Donor Parking
328m
🅿️
Iceland Customer Car Park
730m

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: 12.4 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 61%
More green space than 84% of London

Nearest SSSI: Brent Reservoir SSSI — 4.6 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

BACON LANE SURGERY

11 BACON LANE, HA8 5AT

5 min walk

82%

Recommend GP

82%

Overall GP experience

12

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Old Red Hill Clinic (Barnet Adolescent Services) · 348 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

95

Parks (1km)

22

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Wishes (558 m)

Nearest supermarketGreens International Food Centre · 672 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)

687m

Post office

Nearby shops

Wenzel's566 m
Elite Food and Wine583 m
Food Centre587 m
Shefa Mehadrin787 m

Nearby cafes

Food for Thought174 m
Costa442 m
walk & eat469 m
Caffè Nero515 m

Nearby restaurants

Little Resham366 m
Domino's405 m
Il Mascalzone430 m
Zan Zi Bar519 m

Nearby pubs

The Three Wishes558 m

Nearby gyms

Xcelerate Gym167 m

Nearby pharmacies

Boots471 m

Nearby health

The Old Red Hill Clinic (Barnet Adolescent Services)348 m
Edgware Community Hospital362 m
Edgware NHS Walk-In Centre384 m
Deansbrook Care Centre659 m
Food hygiene (5-star)47% of 149

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

PATHAN DESIGN LIMITED
PIPEHEALERS LIMITED
R&J VALETING LIMITED

Investment

Investment grade, yield and market outlook

59

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months1

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

8/100

Velocity score

Future outlook

40.6

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,445m
Crossrail 2 route13,304m

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)
10
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
19
Local approval rate
25%
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)
15
Largest scheme
250 homes · EDGWARE COMMUNITY HOSPITAL, EDGWARE COMMUNITY HOSPITAL, BURNT OAK BROADWAY, HA8
Pipeline pressure
NONE

Named schemes (500m)

Edgware Town Football Club, Edgware Town Football Club, Burnt Oak Broadway, Edgware, HA8 5AQ189 homes
completed
Middlesex House, 29 - 45, Middlesex House, 29 - 45, High Street, Edgware, HA8 7UU165 homes
completed
FORMER BOOSEY & HAWKES SITE, FORMER BOOSEY & HAWKES SITE, DEANSBROOK ROAD, Barnet, HA8 9BB147 homes
completed
Barkeley House, 18-24, Barkeley House, 18-24, High Street, Edgware, HA8 7RP44 homes
completed
9-17, 9-17, High Street, Edgware, HA8 7EE31 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 9AR

Full postcodeHA8 9AR
Postcode districtHA8
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.608712
Longitude-0.274768
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