West Hendon · Barnet · Hendon constituency · 51.57795, -0.22838

NW4 3PB— West Hendon, Barnet

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

The practical family move

 

Schools 100%Safety 76/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
76
Schools
60
Transport
41
Environment
64
Investment
51

The bottom line

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

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how NW4 3PB 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 NW4 3PB meets your needs.

Location

NW4 3PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for NW4 3PB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare NW4 3PB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How NW4 3PB 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 · 4 min walk

KS2: 103.6

—

Secondary

Clarion

Not yet inspected · 10 min walk

P8: +0.54A8: 46.6

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 49 min walk

2 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.2km

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£19,374/m²
Price per ft²£1,800/ft²
Avg floor area42.9 m²

EPC breakdown

C
8%
D
14%
E
9%
F
4%
G
2%

Based on 37 properties · Confidence: high

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£107,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2000–2025 · CAGR

+7%

Total change

+439%

Market Activity

Price Velocity & Acceleration

Current Velocity

+119.7%

per year

Acceleration

+93.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached50%
Terraced50%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£155k£155k+0%1
Pre-crash peak2005–2005£300k£300k+0%1
GFC & correction2012–2012£380k£380k+0%1
Current market2025–2025£835k£835k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Hendon Central Underground StationNorthern
8 min walk
Brent Cross Underground StationNorthern
13 min walk
Brent Cross West StationNational Rail
13 min walk
Colindale Underground StationNorthern
31 min walk
Golders Green Underground StationNorthern
31 min walk
No bus stops within 400m

37

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

4.2 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

60

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park142m
Santander docks (800m)0
Nearest cycle dock4.2 km

Nearby car parks

🅿️
Brent Cross Multi-Storey Car Park
272m
🅿️
Hendon Station Car Park
785m

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: 7.7 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 1.4 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

3 min walk

57%

Recommend GP

57%

Overall GP experience

2

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 1.8 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

170

Parks (1km)

12

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bodhran (512 m)

Nearest supermarketWaitrose · 405 m
10 tennis courts2 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)

535m

Post office

Nearby shops

WHSmith323 m
Tesco Express536 m
Supersave599 m
KWIK STOP FOOD & WINE647 m

Nearby cafes

Patisserie Valerie468 m
CaféGenic550 m
Costa589 m
Andy's Restaurant593 m

Nearby restaurants

Burger King307 m
Pret A Manger313 m
Gourmet Burger Kitchen316 m
Wagamama324 m

Nearby pubs

The Bodhran512 m
O'Hanlons747 m

Nearby gyms

Nuffield Health533 m
The 108845 m
The Gym849 m

Nearby pharmacies

Health Village649 m

Nearby health

Vivian Avenue Dental Clinic566 m
Food hygiene (5-star)60% of 119

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ADRIANA ELENA HEALTHCARE 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 score16/100
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

44.4

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,751m
Crossrail 2 route8,631m

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)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
20
Local approval rate
75%
Borough approval rate
66%
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

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
34
Largest scheme
20 homes · H.C.S., H.C.S., AUDLEY ROAD, NW4
Pipeline pressure
NONE

Named schemes (500m)

220-222, 220-222, Hendon Way, West Hendon, NW4 3NE10 homes
completed
Land to north of Graham Lodge, Graham Road, NW4 3DG9 homes
completed
38, Layfield Road, Hendon, NW4 3UG8 homes
completed
1, 1, Graham Road, West Hendon, NW4 3DH7 homes
completed
413, 413, Hendon Way, NW4 3LJ6 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

Live in NW4 3PB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for NW4 3PB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barnet with nearby boroughs:

Barnet vs HaringeyBarnet vs EnfieldBarnet vs HarrowBarnet vs Camden

Similar postcodes

Frequently asked questions

📍 Track NW4 3PB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for NW4 3PB

Full postcodeNW4 3PB
Postcode districtNW4
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.577951
Longitude-0.228379
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