Burnt Oak · Barnet · Hendon constituency · 51.60925, -0.26213

HA8 9EQ— Burnt Oak, Barnet

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

The family fortress

 

Schools 100%Safety 84/100Transport 36/100Yield 4.81%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
54
Safety
84
Schools
90
Transport
36
Environment
58
Investment
62

The bottom line

HA8 9EQ 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 9EQ

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-24.0% vs London avg

Deep-dive guides for HA8 9EQ

🛡️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 9EQ 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 · 2 min walk

KS2: 110.8

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 18 min walk

P8: +0.42A8: 55.2

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

49.5 incidents per 1,000 residents

Better than 63% of London
→ Stable

-21% vs borough

Crime by type

Violence & sexual offences34%
Other28%
Vehicle crime13%
Anti-social behaviour9%
Drug offences9%
Burglary5%
Theft4%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 1.5km

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area70.7 m²

EPC breakdown

C
2%
D
7%

Based on 9 properties · Confidence: low

Street mix

Semi 17%Terraced 83%

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£176,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 200 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

1998–2014 · CAGR

+9.4%

Total change

+321%

Market Activity

Price Velocity & Acceleration

Current Velocity

+81.0%

per year

Acceleration

+91.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£83k£123k+48.8%1.5
Pre-crash peak2006–2006£215k£215k+0%1
GFC & correction2008–2008£192k£192k+0%1
Help-to-Buy recovery2014–2014£348k£348k+0%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
8.7 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
9 min walk
Mill Hill BroadwayNational Rail
12 min walk
Edgware Underground StationNorthern
13 min walk
Colindale Underground StationNorthern
22 min walk
Canons Park Underground StationJubilee
28 min walk
No bus stops within 400m

15

Walkability score

24

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

36

Car parks (800m)

0

EV chargers (800m)

Nearest car park254m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
Burnt Oak Station Car Park
746m

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 waterMEDIUM
Medium
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: 11.9 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 43%
More green space than 92% 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

PARKVIEW SURGERY

36 CRESSINGHAM ROAD, HA8 0RW

5 min walk

69%

Recommend GP

69%

Overall GP experience

11

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 685 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

221

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Railway Tavern (842 m)

No restaurants within 800m — nearest: Dixy Chicken (824 m)

Nearest supermarketFood 4 Less · 973 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)

322m

Post office

Nearby shops

Co-op Food862 m
Bijal Food Centre863 m
Ocean Groceries929 m

Nearby cafes

Eats & Bits750 m
Costa953 m

Nearby restaurants

Dixy Chicken824 m
The Jolly Badger875 m

Nearby pubs

Railway Tavern842 m

Nearby health

Deansbrook Care Centre225 m
Edgware Community Hospital685 m
Edgware NHS Walk-In Centre821 m
Care Dental1.1 km
Food hygiene (5-star)39% of 36

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

DJEMBE LOGISTICS LTD
IT4UHELPDESK LIMITED

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

19.2

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,892m
Crossrail 2 route12,712m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,980 nationally

1,617

Est. population

12,199/km²

61%

Employed

31%

Degree educated

£40,800

Median income

7.3%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

44

Community stability

Age profile

31%
21%
21%
20%
Under 1831%
18–3422%
35–4921%
50–6420%
65+7%

Tenure

15%
24%
20%
40%
Own outright15%
Own (mortgage)24%
Private rent20%
Social rent40%
Shared ownership0%
Rent free0%

Ethnicity

23%
20%
24%
15%
13%
White British23%
White Other20%
Asian24%
Black15%
Mixed5%
Other13%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine20%
No car household30%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent40%
Private rent20%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
14
Local approval rate
73%
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)
14
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
Watling Club, Watling Club, Dryfield Road, Hale, HA8 9JU24 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
209, 209, Deansbrook Road, HA82 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 9EQ

Full postcodeHA8 9EQ
Postcode districtHA8
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.609245
Longitude-0.262126
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