Burnt Oak · Barnet · Hendon constituency · 51.60891, -0.26409

HA8 9EE— Burnt Oak, Barnet

Location and area intelligence for HA8 9EE, 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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Strong schools, limited transport — ideal for car-owning families

Liveability
56
Safety
81
Schools
90
Transport
37
Environment
60
Investment
65

The bottom line

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

The catches: 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 9EE

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

Deep-dive guides for HA8 9EE

🛡️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 9EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Menorah Foundation School

Not yet inspected · Inspected Feb 2025 · 1 min walk

KS2: 110.8

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 19 min walk

P8: +0.42A8: 55.2

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 89 min walk

12 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 · 1.6km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area78.8 m²

EPC breakdown

C
3%
D
5%

Based on 8 properties · Confidence: low

Street mix

Semi 40%Terraced 60%

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£197,000
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 250 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

1999–2018 · CAGR

+5.1%

Total change

+156%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.5%

per year

Acceleration

-184.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached40%
Terraced60%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£90k£90k+0%1
Post-dot-com plateau2002–2002£180k£180k+0%2
Brexit uncertainty2017–2018£430k£230k-46.5%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

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
8.1 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
9 min walk
Edgware Underground StationNorthern
11 min walk
Mill Hill BroadwayNational Rail
14 min walk
Colindale Underground StationNorthern
22 min walk
Canons Park Underground StationJubilee
27 min walk
No bus stops within 400m

14

Walkability score

15

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

47

Car parks (800m)

0

EV chargers (800m)

Nearest car park113m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
Burnt Oak Station Car Park
679m
🅿️
Blood Donor Parking
710m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.0 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 37%
More green space than 94% of London

Nearest SSSI: Brent Reservoir SSSI — 4.3 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

WATLING MEDICAL CENTRE

108 WATLING AVENUE, BURNT OAK, HA8 0NR

8 min walk

76%

Recommend GP

76%

Overall GP experience

12

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 548 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

225

Parks (1km)

1

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 (916 m)

Nearest supermarketFood 4 Less · 903 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)

460m

Post office

Nearby shops

Bijal Food Centre804 m
Ocean Groceries863 m
Co-op Food917 m

Nearby cafes

Eats & Bits699 m
Costa865 m

Nearby restaurants

Dixy Chicken770 m
The Jolly Badger939 m

Nearby pubs

Railway Tavern916 m

Nearby gyms

The Arch Climbing Wall: Arch North1.1 km

Nearby health

Deansbrook Care Centre110 m
Edgware Community Hospital548 m
Edgware NHS Walk-In Centre686 m
Care Dental1.0 km
Food hygiene (5-star)32% of 37

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

ARONCLAUDIA LTD
COLINDALE COFFEE LIMITED
ROMCON LIMITED
YYQM 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

20.1

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,956m
Crossrail 2 route12,783m

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)
3
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
13
Local approval rate
64%
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
66 homes · ST ROSES CONVENT, ST ROSES CONVENT, ORANGE HILL ROAD, HA8
Pipeline pressure
NONE

Named schemes (500m)

ST ROSES CONVENT, ST ROSES CONVENT, ORANGE HILL ROAD, HA866 homes
completed
DEPOT INCLUDING, 117-119, DEPOT INCLUDING, 117-119, DEANSBROOK ROAD, HA8 9BP16 homes
completed
LAND WEST OF, 26, LAND WEST OF, 26, ABBOTS ROAD, HA810 homes
completed
161, 161, Deansbrook Road, Edgware, HA8 9BS2 homes
completed
10 Tadbourne Court, 10 Tadbourne Court, Deansbrook Road, HA8 9DX2 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 9EE

Full postcodeHA8 9EE
Postcode districtHA8
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.608914
Longitude-0.264088
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