West Hendon · Barnet · Hendon constituency · 51.57791, -0.23284

NW4 3EY— West Hendon, Barnet

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

The practical family move

 

Schools 100%Safety 84/100Transport 37/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
61
Safety
84
Schools
60
Transport
37
Environment
64
Investment
49

The bottom line

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

The catch: 53 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW4 3EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime-34.0% vs London avg

Deep-dive guides for NW4 3EY

🛡️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🔒 Very Safe

“The practical family move”

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How NW4 3EY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Parkfield Primary School

Not yet inspected · 2 min walk

KS2: 103.6

—

Secondary

Clarion

Not yet inspected · 13 min walk

P8: +0.54A8: 46.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.1 incidents per 1,000 residents

Better than 68% of London
→ Stable

-31% vs borough

Crime by type

Anti-social behaviour32%
Violence & sexual offences26%
Other18%
Vehicle crime12%
Drug offences8%
Burglary4%
Theft1%
Robbery0%

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 · 1.3km

Crime is 34% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,510/m²
Price per ft²£419/ft²
Avg floor area88.5 m²

EPC breakdown

B
1%
C
8%
D
17%
E
10%
F
1%

Based on 37 properties · Confidence: high

Street mix

Semi 35%Terraced 17%Flat 48%

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£221,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+535%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.9%

per year

Acceleration

+20.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached34.8%
Terraced17.4%
Flat/maisonette47.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£137k+117.5%1.4
Post-dot-com plateau2001–2004£295k£177k-40%1
Pre-crash peak2005–2006£340k£235k-30.9%1
GFC & correction2009–2009£310k£310k+0%1
Help-to-Buy recovery2014–2015£533k£675k+26.8%1
Brexit uncertainty2017–2018£360k£580k+61.1%2
Rate-rise correction2023–2023£425k£425k+0%2
Current market2025–2025£400k£400k+0%2

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
Sales Volume53
Seasonal Timing14
Trend Position100

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
8.9 min walk
Hendon

Nearby stations

HendonNational Rail
6 min walk
Hendon Central Underground StationNorthern
9 min walk
Brent Cross Underground StationNorthern
17 min walk
Colindale Underground StationNorthern
29 min walk
Golders Green Underground StationNorthern
35 min walk
No bus stops within 400m

26

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge ★53 min
Victoria57 min ↑
Waterloo57 min ↑
Canary Wharf59 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

60

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)40
Nearest car park151m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Hendon Station Car Park
519m
🅿️
Brent Cross Multi-Storey Car Park
579m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 1.1 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

DR AZIM & PARTNERS

67 ELLIOT ROAD, HENDON, NW4 3EB

7 min walk

57%

Recommend GP

57%

Overall GP experience

2

GPs within 1km

9

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 1.9 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

149

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: O'Hanlons (439 m)

Nearest supermarketCo-op Food - Hendon - West Hendon Broadway · 504 m
1 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)

552m

Post office

Nearby shops

Yasrib Halal Meat455 m
WHSmith604 m
Tesco Express623 m
Supersave716 m

Nearby cafes

Coffee Mate443 m
Simple Treats505 m
The Upper Crust Cafe536 m
CaféGenic658 m

Nearby restaurants

Taza Charcoal Grill & Pizza404 m
Yellow River404 m
Premier Chicken417 m
Tikka Massala424 m

Nearby pubs

O'Hanlons439 m
The Bodhran615 m

Nearby gyms

Nuffield Health682 m
The Gym864 m
The 108957 m

Nearby pharmacies

Health Village791 m

Nearby health

Vivian Avenue Dental Clinic515 m
Food hygiene (5-star)37% of 63

Business

Local businesses registered here

Active businesses
4
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

E

High street health

Registered businesses

ARTLIFESS LTD
OLD TOWN WINDOWS LTD
QUICK & PRO CLEANING SERVICES LTD
WDW DANTE LTD

Investment

Investment grade, yield and market outlook

49

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,965m
Crossrail 2 route8,868m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,774 nationally

1,971

Est. population

18,648/km²

63%

Employed

39%

Degree educated

£41,600

Median income

4.6%

Claimant rate

Inner cityVery high densityEstablished mixed

33

Community stability

Age profile

18%
30%
26%
14%
Under 1818%
18–3430%
35–4926%
50–6414%
65+12%

Tenure

30%
15%
50%
Own outright30%
Own (mortgage)15%
Private rent50%
Social rent4%
Shared ownership2%

Ethnicity

39%
34%
White British11%
White Other39%
Asian34%
Black4%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household42%
Unemployed3%
No qualifications27%

Housing tenure (Census 2021)

Private rent50%
Social rent4%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
19
Local approval rate
64%
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)
123
Largest scheme
43 homes · Upper Welsh Harp 117-125 West Hendon Broadway London NW9 7BP
Pipeline pressure
NONE

Named schemes (500m)

H.C.S., H.C.S., AUDLEY ROAD, NW420 homes
completed
90-92, 90-92, STATION ROAD, NW412 homes
completed
92, Audley Road, Hendon, NW4 3HB9 homes
completed
38, Layfield Road, Hendon, NW4 3UG8 homes
completed
130-132 Audley Road London NW4 3HG7 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 3EY

Full postcodeNW4 3EY
Postcode districtNW4
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.577910
Longitude-0.232840
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