West Hendon · Barnet · Hendon constituency · 51.58259, -0.23394

NW4 3EQ— West Hendon, Barnet

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

The practical family move

 

Schools 100%Safety 84/100Transport 40/100Yield 3.89%

Best for: Families

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

Liveability
63
Safety
84
Schools
90
Transport
40
Environment
65
Investment
60

The bottom line

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

The catches: very high noise — check proximity to rail lines and 48 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Toggle the things that matter to you — see how NW4 3EQ scores on each.

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Do you have or plan to have school-age children?
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Location

NW4 3EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+10.7% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for NW4 3EQ

🛡️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 NW4 3EQ 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 · 7 min walk

KS2: 109.4

★★

Secondary

Hendon School

Good · Inspected May 2022 · 15 min walk

P8: -0.11A8: 45.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.0 incidents per 1,000 residents

Better than 70% of London
→ Stable

-34% vs borough

Crime by type

Violence & sexual offences27%
Other23%
Anti-social behaviour21%
Vehicle crime14%
Drug offences7%
Burglary6%
Theft1%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 788m

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area70.6 m²

EPC breakdown

C
4%
D
3%

Based on 7 properties · Confidence: low

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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£176,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial 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

1995–2015 · CAGR

+7.8%

Total change

+351%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.3%

per year

Acceleration

+0.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£166k+97.9%1.3
GFC & correction2008–2011£224k£290k+29.8%1.5
Help-to-Buy recovery2015–2015£378k£378k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2% alpha

Flat/maisonette-2% α
Local
7.8%
District
9.8%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

HendonNational Rail
5 min walk
Hendon Central Underground StationNorthern
7 min walk
Brent Cross Underground StationNorthern
19 min walk
Colindale Underground StationNorthern
23 min walk
Golders Green Underground StationNorthern
37 min walk
No bus stops within 400m

31

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★48 min
Waterloo49 min ↑
Canary Wharf59 min ↑
City52 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

51

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)62
Nearest car park121m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Hendon Station Car Park
390m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 1.5 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

7 min walk

4

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 1.4 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

157

Parks (1km)

3

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bodhran (411 m)

Nearest supermarketWay 2 Save · 638 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

253m

Post office

Nearby shops

Tesco Express386 m
KWIK STOP FOOD & WINE449 m
Supersave477 m
Yasrib Halal Meat727 m

Nearby cafes

Costa Express366 m
CaféGenic436 m
Andy's Restaurant488 m
Costa496 m

Nearby restaurants

Subway460 m
Wamimichi Noodle Bar510 m
Moyo Nigerian and Japenese Restaurant Hendon600 m
Hello Pizza610 m

Nearby pubs

The Bodhran411 m
O'Hanlons686 m
Claddagh Ring999 m
The Greyhound1.1 km

Nearby gyms

Nuffield Health516 m
Fitness Pod826 m

Nearby health

Vivian Avenue Dental Clinic134 m
Food hygiene (5-star)50% of 66

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

CARNATION MAISON LTD
CASTLE BAR LODGE (MANAGEMENT) LIMITED
FLAT JOY LTD
MGA FIRE PROTECTION LTD

Investment

Investment grade, yield and market outlook

60

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

34.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,389m
Crossrail 2 route9,259m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,804 nationally

2,051

Est. population

10,531/km²

62%

Employed

51%

Degree educated

£46,500

Median income

6.2%

Claimant rate

Inner cityHigh densityEstablished mixed

36

Community stability

Age profile

23%
26%
24%
15%
Under 1823%
18–3426%
35–4924%
50–6415%
65+12%

Tenure

23%
25%
45%
Own outright23%
Own (mortgage)25%
Private rent45%
Social rent6%
Shared ownership2%

Ethnicity

20%
26%
26%
17%
White British20%
White Other26%
Asian26%
Black8%
Mixed3%
Other17%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household30%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent45%
Social rent6%

vs. London

Income vs London+10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
17
Local approval rate
70%
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)
46
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
H.C.S., H.C.S., AUDLEY ROAD, NW420 homes
completed
7A, 7A, ENDERSLEIGH GARDENS, NW418 homes
completed
65-71, 65-71, STATION ROAD, NW4 4PH15 homes
completed
41-47, 41-47, STATION ROAD, NW415 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 3EQ

Full postcodeNW4 3EQ
Postcode districtNW4
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.582585
Longitude-0.233943
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