Burnt Oak · Barnet · Hendon constituency · 51.60883, -0.26698

HA8 9DW— Burnt Oak, Barnet

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

The family fortress

 

Schools 100%Safety 81/100Transport 37/100Yield 4.81%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
56
Safety
81
Schools
60
Transport
37
Environment
59
Investment
65

The bottom line

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

The catches: high noise levels nearby; 48 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 9DW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.5% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for HA8 9DW

🛡️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 9DW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Watling Park School

Not yet inspected · 3 min walk

KS2: 105.0

—

Secondary

Kingsbury High School

Not yet inspected · 27 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 89 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.6 incidents per 1,000 residents

Better than 51% of London
→ Stable

+2% vs borough

Crime by type

Violence & sexual offences30%
Other28%
Anti-social behaviour16%
Vehicle crime12%
Drug offences5%
Burglary4%
Theft3%
Robbery2%

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 · 1.8km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area60.9 m²

EPC breakdown

C
7%
D
5%

Based on 12 properties · Confidence: medium

Street mix

Semi 18%Terraced 82%

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£152,250
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 CAnnual charge £1,687
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+7.5%

Total change

+512%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.4%

per year

Acceleration

-23.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £125k–£150k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached18.2%
Terraced81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£74k£136k+85.3%1.3
Post-dot-com plateau2004–2004£195k£195k+0%1
Pre-crash peak2005–2006£229k£224k-2.4%1.5
GFC & correction2008–2008£241k£241k+0%1
Help-to-Buy recovery2013–2013£359k£359k+0%1
Pandemic surge2021–2021£450k£450k+0%1

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
8.3 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
9 min walk
Edgware Underground StationNorthern
10 min walk
Mill Hill BroadwayNational Rail
16 min walk
Colindale Underground StationNorthern
24 min walk
Canons Park Underground StationJubilee
24 min walk
No bus stops within 400m

17

Walkability score

13

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

51

Car parks (800m)

0

EV chargers (800m)

Nearest car park48m
Santander docks (800m)0
Nearest cycle dock7.1 km

Nearby car parks

🅿️
Blood Donor Parking
535m
🅿️
The Broadwalk Shopping Centre Car Park· yes
629m
🅿️
Burnt Oak Station Car Park
673m
🅿️
Iceland Customer Car Park
741m

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 waterLOW
Low
Air qualityLOW
NO₂: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.1 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 19%
More green space than 93% of London

Nearest SSSI: Brent Reservoir SSSI — 4.4 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): None recorded

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

5 min walk

82%

Recommend GP

82%

Overall GP experience

16

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 380 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

203

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Railway Tavern (1.0 km)

No restaurants within 800m — nearest: Dixy Chicken (778 m)

Nearest supermarketIceland · 718 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)

925m

Post office

Nearby shops

Bijal Food Centre802 m
Wenzel's817 m
Food Centre830 m
Ocean Groceries847 m

Nearby cafes

walk & eat694 m
Food for Thought714 m
Eats & Bits717 m
Costa810 m

Nearby restaurants

Dixy Chicken778 m
Il Mascalzone796 m
Greggs834 m
Subway843 m

Nearby pubs

Railway Tavern1.0 km

Nearby gyms

Xcelerate Gym637 m
The Arch Climbing Wall: Arch North1.1 km

Nearby pharmacies

Boots738 m

Nearby health

Deansbrook Care Centre137 m
Edgware Community Hospital380 m
Edgware NHS Walk-In Centre522 m
The Old Red Hill Clinic (Barnet Adolescent Services)769 m
Food hygiene (5-star)39% of 64

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

DANI DANIEL'S LIMITED

Investment

Investment grade, yield and market outlook

65

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

20

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,084m
Crossrail 2 route12,919m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,065 nationally

1,824

Est. population

13,702/km²

57%

Employed

37%

Degree educated

£37,600

Median income

7.1%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

39

Community stability

Age profile

28%
25%
21%
16%
Under 1828%
18–3425%
35–4921%
50–6416%
65+10%

Tenure

16%
23%
32%
28%
Own outright16%
Own (mortgage)23%
Private rent32%
Social rent28%
Shared ownership1%
Rent free0%

Ethnicity

22%
22%
24%
17%
White British22%
White Other22%
Asian24%
Black18%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine23%
No car household36%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent32%
Social rent29%

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)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
12
Local approval rate
30%
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)
10
Largest scheme
250 homes · EDGWARE COMMUNITY HOSPITAL, EDGWARE COMMUNITY HOSPITAL, BURNT OAK BROADWAY, HA8
Pipeline pressure
NONE

Named schemes (500m)

ST ROSES CONVENT, ST ROSES CONVENT, ORANGE HILL ROAD, HA866 homes
completed
The Croft, East Road, HA8 0BS35 homes
completed
DEPOT INCLUDING, 117-119, DEPOT INCLUDING, 117-119, DEANSBROOK ROAD, HA8 9BP16 homes
completed
10 Tadbourne Court, 10 Tadbourne Court, Deansbrook Road, HA8 9DX2 homes
completed
17, 17, Crispin Road, Hale, HA8 9EN2 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 9DW

Full postcodeHA8 9DW
Postcode districtHA8
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.608831
Longitude-0.266980
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