Burnt Oak · Barnet · Hendon constituency · 51.61199, -0.25531

HA8 9HE— Burnt Oak, Barnet

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

The family fortress

 

Schools 100%Safety 79/100Transport 39/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
56
Safety
79
Schools
95
Transport
39
Environment
55
Investment
51

The bottom line

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

The catch: 50 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

HA8 9HE

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-2.9% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for HA8 9HE

🛡️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

“The family fortress”

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How HA8 9HE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

The Annunciation RC Junior School

Outstanding · Inspected Oct 2023 · 2 min walk

KS2: 104.0

★★

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 93 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.2 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+21% vs borough

Crime by type

Other27%
Violence & sexual offences24%
Anti-social behaviour21%
Drug offences12%
Vehicle crime7%
Robbery4%
Burglary4%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 903m

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,971/m²
Price per ft²£648/ft²
Avg floor area67.8 m²

EPC breakdown

C
17%
D
17%
E
1%

Based on 35 properties · Confidence: high

Street mix

Semi 7%Terraced 93%

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£169,500
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, filled cavity
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

+6.8%

Total change

+622%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.6%

per year

Acceleration

-5.85

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached6.9%
Terraced93.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£65k£79k+21%2.2
Post-dot-com plateau2001–2004£123k£215k+75.2%1.7
Pre-crash peak2005–2007£205k£210k+2.7%1.5
GFC & correction2008–2010£241k£235k-2.5%1
Help-to-Buy recovery2014–2015£334k£310k-7%1.5
Brexit uncertainty2017–2019£385k£430k+11.7%1.7
Current market2025–2025£471k£471k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
7.9%
District
8.2%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

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
Sales Volume75
Seasonal Timing0
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 StationNorthern line
14.2 min walk
Mill Hill Broadway

Nearby stations

Mill Hill BroadwayNational Rail
5 min walk
Burnt Oak Underground StationNorthern
15 min walk
Edgware Underground StationNorthern
17 min walk
Colindale Underground StationNorthern
24 min walk
Canons Park Underground StationJubilee
35 min walk
No bus stops within 400m

21

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge51 min ↑
Victoria56 min ↑
Waterloo53 min ↑
Canary Wharf56 min ↑
City ★50 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park413m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
Mill Hill Broadway Station Car Park
413m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.9 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 16%
More green space than 86% 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): 2

Landslide susceptibility: Medium

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

7 min walk

69%

Recommend GP

69%

Overall GP experience

4

GPs within 1km

7

Dentists within 1km

Nearest hospitalMillway Medical Practice · 876 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

173

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bridge Tavern (497 m)

Nearest supermarketM&S Simply Food · 486 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)

244m

Post office

Nearby shops

Wenzel's511 m
Cooksleys535 m
WHSmith573 m
Tesco Express683 m

Nearby cafes

Costa527 m
Mill & Brew552 m
Café Broadway581 m
Leyla675 m

Nearby restaurants

Bluebells of portobello461 m
Çoban's Grill502 m
Hee's Takeaway503 m
Mill Hill Tandoori508 m

Nearby pubs

Bridge Tavern497 m
Railway Tavern593 m

Nearby gyms

F45982 m
Personal Training1.0 km

Nearby pharmacies

Boots621 m
Acorn Pharmacy1.0 km

Nearby health

Broadway Dental Studio640 m
Deansbrook Care Centre747 m
Tigga Smile Dental Centre761 m
Balcombe Dental Practice807 m
Food hygiene (5-star)50% of 46

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

BONNY LIMITED
CHIYOFAST HOLDINGS LTD
CHIYOFAST SERVICES LTD
MANN TAN LTD
N64 LIMITED

+4 more

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

44.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,814m
Crossrail 2 route12,608m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,785 nationally

1,862

Est. population

6,576/km²

59%

Employed

44%

Degree educated

£40,800

Median income

6.6%

Claimant rate

Inner cityMedium densityEstablished mixed

40

Community stability

Age profile

26%
24%
22%
20%
Under 1826%
18–3424%
35–4922%
50–6420%
65+9%

Tenure

20%
21%
31%
27%
Own outright20%
Own (mortgage)21%
Private rent31%
Social rent27%
Shared ownership1%
Rent free0%

Ethnicity

29%
20%
20%
16%
White British29%
White Other20%
Asian20%
Black16%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine20%
No car household29%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent31%
Social rent27%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
18
Local approval rate
100%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
36 homes · Station Car Park Adjoining, Station Car Park Adjoining, Bunns Lane, Hale, NW7 2AA
Pipeline pressure
NONE

Named schemes (500m)

Watling Club, Watling Club, Dryfield Road, Hale, HA8 9JU24 homes
completed
PHASE 5, NORTH EAST CORNER OF HOMEPAC, PHASE 5, NORTH EAST CORNER OF HOMEPAC, GRENVILLE PLACE, NW723 homes
completed
S.E. CORNER HOMEPAC SITE, PHASE 4., S.E. CORNER HOMEPAC SITE, PHASE 4., GRENVILLE PLACE, NW712 homes
completed
FORMER HOMEPAC SITE, PHASE 3, FORMER HOMEPAC SITE, PHASE 3, GRENVILLE PLACE, NW712 homes
completed
8, 8, BEECH WALK, NW710 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 9HE

Full postcodeHA8 9HE
Postcode districtHA8
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.611985
Longitude-0.255305
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