Childs Hill · Barnet · Finchley and Golders Green constituency · 51.57628, -0.20235

NW11 8BE— Childs Hill, Barnet

Location and area intelligence for NW11 8BE, Childs Hill, Barnet

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 35/100

Best for: Families

Compare areas

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

Liveability
62
Safety
83
Schools
90
Transport
35
Environment
53
Investment
59

The bottom line

NW11 8BE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

NW11 8BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+6.4% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for NW11 8BE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How NW11 8BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Menorah Primary School for Boys

Not yet inspected · 5 min walk

KS2: 108.3

★★

Secondary

The Henrietta Barnett School

Good · Inspected May 2022 · 13 min walk

P8: +1.09A8: 86.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 50 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.6 incidents per 1,000 residents

Better than 59% of London
→ Stable

-12% vs borough

Crime by type

Violence & sexual offences24%
Other21%
Anti-social behaviour19%
Vehicle crime19%
Drug offences7%
Burglary6%
Theft4%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 2.8km

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area103.3 m²

EPC breakdown

C
12%
D
9%
E
3%

Based on 24 properties · Confidence: medium

Street mix

Flat 100%

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 yield851 kWh/kWp/yr
Rebuild cost estimate£258,250
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,320
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+10%

Total change

+1213%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.7%

per year

Acceleration

+13.70

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 50 sales

Property Type Mix

Total: 50 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£53k£186k+248.8%6.8
Post-dot-com plateau2001–2004£267k£310k+15.9%2
Pre-crash peak2005–2007£310k£401k+29.4%2
GFC & correction2008–2008£374k£374k+0%4
Help-to-Buy recovery2013–2016£590k£620k+5.1%1.3
Brexit uncertainty2017–2019£750k£675k-10%1
Rate-rise correction2023–2023£700k£700k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
14.1%
District
14.1%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Golders Green Underground StationNorthern line
8.6 min walk
Cricklewood

Nearby stations

Golders Green Underground StationNorthern
9 min walk
Brent Cross Underground StationNorthern
10 min walk
Hendon Central Underground StationNorthern
23 min walk
CricklewoodNational Rail
26 min walk
Hampstead Underground StationNorthern
35 min walk
No bus stops within 400m

38

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria43 min ↑
Waterloo ★42 min
Canary Wharf52 min ↑
City45 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)20
Nearest car park146m
Santander docks (800m)0
Nearest cycle dock3.5 km

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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB0% green spaceTree canopy: 55%
Less green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.5 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield851.0 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PENNINE DRIVE PRACTICE

8 PENNINE DRIVE, HENDON, NW2 1PA

12 min walk

67%

Recommend GP

67%

Overall GP experience

1

GPs within 1km

11

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 2.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

20

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

6

Convenience

No pubs within 400m — nearest: The Refectory (596 m)

Nearest supermarketKosher Kingdom · 389 m
11 tennis courts1 swimming pools1 sports halls

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)

735m

Post office

Nearby shops

Tesco Express236 m
Seoul Plaza245 m
Kosher Deli258 m
Caremelli Bagel Backery273 m

Nearby cafes

Damoa555 m
Caffè Nero616 m
Starbucks670 m
Bar Linda692 m

Nearby restaurants

Met Su Yan253 m
Sushimania263 m
Spicy Grill292 m
Brachia301 m

Nearby pubs

The Refectory596 m

Nearby gyms

Get Set Go Swim Acadamy199 m
Farm Walk Lawn Tennis Club732 m
TO GYM872 m

Nearby pharmacies

Jethros298 m
Victoria Pharmacy404 m
Westlake Pharmacy430 m
Boots484 m

Nearby health

The Practice @ 188164 m
Golders Green Dental Care174 m
Highfield Avenue Dental433 m
Lotus Clinic481 m
Food hygiene (5-star)40% of 120

Business

Local businesses registered here

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

High street

E

High street health

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

31.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,418m
Crossrail 2 route7,201m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,573 nationally

1,978

Est. population

11,775/km²

59%

Employed

53%

Degree educated

£44,700

Median income

3.4%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

30%
23%
20%
14%
13%
Under 1830%
18–3423%
35–4920%
50–6414%
65+13%

Tenure

32%
21%
40%
Own outright32%
Own (mortgage)21%
Private rent40%
Social rent6%
Shared ownership1%
Rent free0%

Ethnicity

41%
27%
14%
White British41%
White Other27%
Asian14%
Black3%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine9%
No car household34%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent40%
Social rent6%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
8
Local approval rate
71%
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)
72
Largest scheme
45 homes · 221, 221, Golders Green Road, Golders Green, NW11 9DL
Pipeline pressure
NONE

Named schemes (500m)

143, Golders Green Road, Golders Green, NW11 8HG12 homes
completed
213, 215, Golders Green Road, Golders Green, NW11 9BY9 homes
completed
21 - 23 Beechcroft Avenue London NW11 8BJ, 21, Beechcroft Avenue, Golders Green, NW11 8BJ9 homes
completed
21 Ravenscroft Avenue And 12 Wentworth Road, London, NW11 0SA, 12 Wentworth Road, NW11 0SA9 homes
completed
26-28, 26-28, Beechcroft Avenue, NW11 8BL9 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
14.9%
Ward turnout
42%
Election year
2026
MP
Sarah Sackman (Labour)
MP majority
4,581
Constituency
Finchley and Golders Green

Councillors

Jeremy Charles ConwayConservative
Adam GheasuddinConservative
Cory TurnerConservative

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Key facts for NW11 8BE

Full postcodeNW11 8BE
Postcode districtNW11
BoroughLondon Borough of Barnet
WardChilds Hill
Latitude51.576278
Longitude-0.202351
Parliamentary constituencyFinchley and Golders Green
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