West Hendon · Barnet · Hendon constituency · 51.58425, -0.22920

NW4 3AU— West Hendon, Barnet

Location and area intelligence for NW4 3AU, West Hendon, Barnet

The family fortress

 

Schools 75%Safety 76/100Transport 51/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
76
Schools
90
Transport
51
Environment
70
Investment
51

The bottom line

NW4 3AU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

NW4 3AU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+6.2% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for NW4 3AU

🛡️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 NW4 3AU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Primary School

Good · Inspected Oct 2021 · 5 min walk

KS2: 109.4

★★

Secondary

Hendon School

Good · Inspected May 2022 · 10 min walk

P8: -0.11A8: 45.2

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.6 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+49% vs borough

Crime by type

Other26%
Violence & sexual offences21%
Anti-social behaviour19%
Vehicle crime13%
Drug offences12%
Burglary5%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hendon Fire Station · 513m

Crime is +42% 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.

NW4 district median

£478,500

Based on 60 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£1,788/m²
Price per ft²£166/ft²
Avg floor area70.7 m²

EPC breakdown

C
11%
D
9%
E
4%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 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 era1930-1949
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+2.2%

Total change

+76%

Market Activity

Price Velocity & Acceleration

Current Velocity

-59.5%

per year

Acceleration

-62.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£71k£96k+35.2%2
Post-dot-com plateau2001–2004£93k£160k+72%1
Pre-crash peak2007–2007£135k£135k+0%1
Help-to-Buy recovery2015–2016£220k£301k+36.8%1
Brexit uncertainty2018–2018£309k£309k+0%1
Current market2024–2024£125k£125k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+7.2% alpha

Flat/maisonette+7.2% α
Local
30.2%
District
23%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Hendon Central Underground StationNorthern line
2.6 min walk
Hendon

Nearby stations

Hendon Central Underground StationNorthern
3 min walk
HendonNational Rail
10 min walk
Brent Cross Underground StationNorthern
17 min walk
Colindale Underground StationNorthern
24 min walk
Golders Green Underground StationNorthern
35 min walk
No bus stops within 400m

42

Walkability score

105

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★43 min
Waterloo44 min ↑
Canary Wharf54 min ↑
City47 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

57

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park79m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Hendon Station Car Park
767m

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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 40%
More green space than 86% of London

Nearest SSSI: Brent Reservoir SSSI — 1.8 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 yield850.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CGL BARNET

UNIT 10 BREASY PLACE, 9 BURROUGHS GARDENS, NW4 4AU

4 min walk

4

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 1.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

134

Parks (1km)

10

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

15

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 666 m
11 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
941 licensed premises in borough130 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

198m

Post office

Nearby shops

KWIK STOP FOOD & WINE116 m
Tesco Express174 m
Supersave178 m
Costcutter464 m

Nearby cafes

Costa Express65 m
CaféGenic186 m
Andy's Restaurant193 m
Costa203 m

Nearby restaurants

Subway140 m
Wamimichi Noodle Bar288 m
Moyo Nigerian and Japenese Restaurant Hendon350 m
Hello Pizza357 m

Nearby pubs

The Bodhran207 m
Claddagh Ring688 m
The Greyhound793 m

Nearby gyms

Nuffield Health262 m
Fitness Pod622 m

Nearby health

Vivian Avenue Dental Clinic275 m
BMI Hendon Hospital1.1 km
Food hygiene (5-star)50% of 98

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

HONEST SOLUTIONS LTD
SURVEY PEOPLE LTD

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months0

Rental market

Very High

Demand

Very 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

46

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,300m
Crossrail 2 route9,138m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,872 nationally

2,193

Est. population

5,408/km²

57%

Employed

44%

Degree educated

£44,600

Median income

7.3%

Claimant rate

Inner cityMedium densityRenters

29

Community stability

Age profile

20%
29%
21%
17%
13%
Under 1820%
18–3429%
35–4921%
50–6417%
65+13%

Tenure

19%
15%
53%
Own outright19%
Own (mortgage)15%
Private rent53%
Social rent12%

Ethnicity

22%
27%
28%
White British22%
White Other27%
Asian28%
Black6%
Mixed5%
Other12%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine19%
No car household43%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Private rent53%
Social rent12%

vs. London

Income vs London+6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
14
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
18
Local approval rate
67%
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)
30
Largest scheme
309 homes · LAND REAR OF, LAND REAR OF, THE BURROUGHS, NW4
Pipeline pressure
NONE

Named schemes (500m)

Spencer House, 156-162, Spencer House, 156-162, Station Road, NW4 3TG29 homes
completed
121-123, 121-123, Station Road, West Hendon, NW4 4NL9 homes
completed
2-4, 2-4, Neeld Crescent, West Hendon, NW4 3RR9 homes
completed
Land to north of Graham Lodge, Graham Road, NW4 3DG9 homes
completed
71, 71, Vivian Avenue, West Hendon, NW4 3XE7 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.8%
Ward turnout
36%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
15
Constituency
Hendon

Councillors

Andrea Lesley BilbowLabour
Rishikesh ChakrabortyLabour
Carrie ReinersLabour

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Key facts for NW4 3AU

Full postcodeNW4 3AU
Postcode districtNW4
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.584249
Longitude-0.229202
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