Hendon · Barnet · Hendon constituency · 51.58676, -0.21588

NW4 2AE— Hendon, Barnet

Location and area intelligence for NW4 2AE, Hendon, Barnet

The family fortress

 

Schools 83%Safety 76/100Transport 30/100Yield 3.89%

Best for: Families

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Car-dependent area — limited public transport

Liveability
54
Safety
76
Schools
73
Transport
30
Environment
73
Investment
63

The bottom line

NW4 2AE offers exceptional schools (83% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 49 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

NW4 2AE

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-2.6% vs London avg
vs London crime+49.0% vs London avg

Deep-dive guides for NW4 2AE

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

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“The family fortress”

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How NW4 2AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

73

Education score

Good for families
★ Top school within 1km
★

Primary

Saracens Bell Lane

Requires Improvement · Inspected Oct 2021 · 1 min walk

★★

Secondary

Hendon School

Good · Inspected May 2022 · 2 min walk

P8: -0.11A8: 45.2

83% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Above London average

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.7 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+55% vs borough

Crime by type

Other28%
Violence & sexual offences23%
Anti-social behaviour13%
Vehicle crime11%
Drug offences8%
Theft7%
Burglary5%
Robbery3%

Road safety

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hendon Fire Station · 914m

Crime is +49% above London average

Property

Prices, sales volume and market trends

Avg floor area80.1 m²

EPC breakdown

B
9%
C
15%
D
8%
E
2%
F
1%

Based on 35 properties · Confidence: high

Street mix

Semi 21%Terraced 45%Flat 31%Other 3%

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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£200,250
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
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

1995–2023 · CAGR

+6.1%

Total change

+425%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.3%

per year

Acceleration

-28.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached21.4%
Terraced46.4%
Flat/maisonette32.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£101k£129k+27.7%1.2
Post-dot-com plateau2001–2001£237k£237k+0%1
Pre-crash peak2005–2007£365k£430k+17.8%1
GFC & correction2011–2012£366k£390k+6.7%1
Help-to-Buy recovery2013–2015£500k£580k+16%1
Brexit uncertainty2017–2019£635k£691k+8.8%1
Pandemic surge2020–2021£600k£739k+23.1%1.5
Rate-rise correction2022–2023£739k£530k-28.3%5

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Brent Cross StationNorthern line
13.6 min walk
Brent Cross West Station

Nearby stations

Hendon Central Underground StationNorthern
10 min walk
Brent Cross Underground StationNorthern
14 min walk
Brent Cross West StationNational Rail
27 min walk
Golders Green Underground StationNorthern
28 min walk
Finchley Central Underground StationNorthern
28 min walk
No bus stops within 400m

25

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge56 min ↑
Victoria ★49 min
Waterloo50 min ↑
Canary Wharf60 min ↑
City53 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

42

Car parks (800m)

0

EV chargers (800m)

Nearest car park63m
Santander docks (800m)0
Nearest cycle dock4.4 km

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: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.2 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Brent Reservoir SSSI — 2.7 km

Energy

Solar: 851 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 yield851.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PHOENIX PRACTICE

7 BRAMPTON GROVE, HENDON, NW4 4AE

7 min walk

80%

Recommend GP

80%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 974 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Claddagh Ring (803 m)

Nearest supermarketCo-op Food · 760 m
2 tennis courts3 swimming pools

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)

419m

Post office

Nearby shops

Tesco Express320 m
M&S Simply Food438 m
Reichs856 m
Normans878 m

Nearby cafes

Bonjour Cafe-Bakery298 m
Shoki Shakes596 m
Tonys Cafe619 m
MunCHizz627 m

Nearby restaurants

Senator Lounge234 m
Pizaza Hendon318 m
Sami's481 m
Iskele551 m

Nearby pubs

Claddagh Ring803 m

Nearby gyms

Temple Fortune Club688 m

Nearby health

Golders Green Outpatients824 m
Food hygiene (5-star)40% of 70

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

BRICKHOUSE LABS LTD
COLMAN CONSULTING LTD
DEMODINGO LTD
DRIVE CONCERN LTD
FRUIT & VEG DIRECT LTD

+6 more

Investment

Investment grade, yield and market outlook

63

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score14/100
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

18.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,914m
Crossrail 2 route8,695m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,294 nationally

2,100

Est. population

5,923/km²

65%

Employed

49%

Degree educated

£40,900

Median income

7.1%

Claimant rate

Inner cityMedium densityEstablished mixed

29

Community stability

Age profile

26%
29%
23%
Under 1826%
18–3429%
35–4923%
50–6412%
65+10%

Tenure

21%
20%
57%
Own outright21%
Own (mortgage)20%
Private rent57%
Social rent2%
Shared ownership0%

Ethnicity

32%
37%
15%
White British32%
White Other37%
Asian11%
Black4%
Mixed2%
Other15%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine14%
No car household36%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent57%
Social rent2%

vs. London

Income vs London-2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
12
Local approval rate
56%
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)
20
Largest scheme
40 homes · 92, Hillview Gardens, Hendon, NW4 2JR
Pipeline pressure
NONE

Named schemes (500m)

92, Hillview Gardens, Hendon, NW4 2JR40 homes
completed
Spalding Hall, 2, Spalding Hall, 2, Victoria Road, Harmony Way, Hendon, NW4 2BE33 homes
completed
FLATS 1-49 LEEMOUNT CLOSE, FLATS 1-49 LEEMOUNT CLOSE, BELL LANE, NW4 2BN32 homes
completed
46-60, 46-60, BRENT STREET, NW428 homes
completed
UK House, 11-20, UK House, 11-20, Sentinel Square, NW4 2EL19 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
19.3%
Ward turnout
38%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
15
Constituency
Hendon

Councillors

Asher Isaac BennettConservative
Alex PragerConservative
Shimon RydeConservative

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Key facts for NW4 2AE

Full postcodeNW4 2AE
Postcode districtNW4
BoroughLondon Borough of Barnet
WardHendon
Latitude51.586763
Longitude-0.215882
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