Cricklewood · Barnet · 51.57055, -0.22222

NW2 8AY— Cricklewood, Barnet

Location and area intelligence for NW2 8AY, Cricklewood, Barnet

The practical family move

 

Schools 100%Safety 59/100Transport 41/100Low yield 3.32%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
59
Schools
60
Transport
41
Environment
87
Investment
28

The bottom line

NW2 8AY offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how NW2 8AY scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW2 8AY meets your needs.

Location

NW2 8AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-6.9% vs London avg
vs London crime+205.0% vs London avg

Deep-dive guides for NW2 8AY

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

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Postcode Personality

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“The practical family move”

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How NW2 8AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Claremont Primary School

Not yet inspected · 8 min walk

KS2: 104.5

—

Secondary

Clarion

Not yet inspected · 5 min walk

P8: +0.54A8: 46.6

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

College Green School and Services

Not inspected · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

198.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+219% vs borough

Crime by type

Other39%
Violence & sexual offences25%
Anti-social behaviour18%
Vehicle crime7%
Robbery4%
Drug offences3%
Theft3%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 2.1km

Crime is +205% above London average

Property

Prices, sales volume and market trends

Avg floor area59.2 m²

EPC breakdown

B
80%

Based on 80 properties · Confidence: high

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
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£148,000
Rebuild cost per m²£2,500/m²

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

Construction era2025
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,687
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Brent Cross Underground StationNorthern line
10.8 min walk
Brent Cross West Station

Nearby stations

Brent Cross West StationNational Rail
4 min walk
Brent Cross Underground StationNorthern
11 min walk
Hendon Central Underground StationNorthern
18 min walk
Golders Green Underground StationNorthern
25 min walk
Dollis Hill Underground StationJubilee
30 min walk
No bus stops within 400m

33

Walkability score

78

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge ★50 min
Victoria53 min ↑
Waterloo53 min ↑
Canary Wharf59 min ↑
City54 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

29

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park256m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Wing Yip
592m
🅿️
Wing Yip
647m
🅿️
Brent Cross Multi-Storey Car Park
797m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.8 km away✗ Not Green Belt✗ Not AONB

Nearest SSSI: Brent Reservoir SSSI — 1.7 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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.

Health

GP, dental and hospital access

OXGATE GARDENS SURGERY

81 OXGATE GARDENS, NW2 6EA

10 min walk

57%

Recommend GP

57%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalBMI Hendon Hospital · 2.6 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketWaitrose · 757 m
2 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)

863m

Post office

Nearby shops

Karma Bread192 m
A/F/G211 m
Spar561 m
WHSmith663 m

Nearby cafes

Gussy's Ice Cream Parlour79 m
Costa171 m
Our Cafe560 m
Reindeer Cafe607 m

Nearby restaurants

Happy Face Pizza196 m
Subway551 m
Chick555 m
Wing Tai597 m

Nearby gyms

The 108243 m
The Gym528 m
Hendon Leisure Centre602 m
Manor health clubq1.2 km

Nearby pharmacies

Health Village315 m
Food hygiene (5-star)69% of 89

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

A

High street health

Investment

Investment grade, yield and market outlook

28

Investment score

Weak

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

24.2

Price growth score

E
High

Development pressure

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,866m
Crossrail 2 route7,783m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,126 nationally

1,412

Est. population

£39,100

Median income

11.0%

Claimant rate

Inner city

Age profile

32%
19%
24%
17%
Under 1832%
18–3419%
35–4924%
50–6417%
65+8%

Tenure

27%
56%
Own outright9%
Own (mortgage)6%
Private rent27%
Social rent56%
Shared ownership2%
Rent free0%

Ethnicity

20%
15%
15%
23%
16%
White British20%
White Other15%
Asian15%
Black23%
Mixed12%
Other16%

vs. London

Income vs London-6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
11
Local approval rate
100%
Borough approval rate
66%
Historic landfill (400m)
1
Opportunity area
Brent Cross/Cricklewood
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£4.7bn
Est. completion
2035

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.1%
Ward turnout
31%
Election year
2026

Councillors

Anne ClarkeLabour and Co-operative Party
Alan SchneidermanLabour and Co-operative Party

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Compare Barnet with nearby boroughs:

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Key facts for NW2 8AY

Full postcodeNW2 8AY
Postcode districtNW2
BoroughLondon Borough of Barnet
WardCricklewood
Latitude51.570547
Longitude-0.222217
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