West Hendon · Barnet · Hendon constituency · 51.57774, -0.23549

NW4 3PU— West Hendon, Barnet

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

The family fortress

 

Schools 100%Safety 84/100Transport 39/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
63
Safety
84
Schools
60
Transport
39
Environment
73
Investment
51

The bottom line

NW4 3PU 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 3PU

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 3PU

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW4 3PU 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 · 3 min walk

KS2: 103.6

—

Secondary

E-ACT Crest Academy

Not yet inspected · 20 min walk

P8: +0.03A8: 42.6

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 47 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)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

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£4,542/m²
Price per ft²£422/ft²
Avg floor area79.6 m²

EPC breakdown

B
1%
C
23%
D
26%
E
2%

Based on 52 properties · Confidence: high

Street mix

Terraced 30%Flat 68%Other 2%

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£199,000
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 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

1995–2026 · CAGR

+5.3%

Total change

+392%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.2%

per year

Acceleration

+51.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 45 sales

Property Type Mix

Total: 45 sales

Terraced28.9%
Flat/maisonette71.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£310k+306.6%2.5
Post-dot-com plateau2002–2004£255k£210k-17.5%2.3
Pre-crash peak2005–2007£151k£242k+60%2
GFC & correction2011–2011£225k£225k+0%1
Help-to-Buy recovery2014–2016£262k£364k+38.8%2.3
Brexit uncertainty2017–2019£725k£300k-58.6%1
Pandemic surge2021–2021£390k£390k+0%1
Rate-rise correction2022–2023£800k£490k-38.8%4.5
Current market2025–2026£320k£375k+17.2%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Weakest performer

Terraced

-1.4% alpha

Flat/maisonette+0.4% α
Local
6.9%
District
6.5%
Terraced-1.4% α
Local
6.5%
District
7.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
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
10.5 min walk
Hendon

Nearby stations

HendonNational Rail
4 min walk
Hendon Central Underground StationNorthern
11 min walk
Brent Cross Underground StationNorthern
19 min walk
Colindale Underground StationNorthern
28 min walk
Neasden Underground StationJubilee
35 min walk
No bus stops within 400m

39

Walkability score

32

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

57

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park162m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Hendon Station Car Park
405m
🅿️
Brent Cross Multi-Storey Car Park
762m

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed468 Mbps
Median download437 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.0 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Brent Reservoir SSSI — 1.0 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

HENDON WAY SURGERY

215 WEST HENDON BROADWAY, NW9 7DG

6 min walk

66%

Recommend GP

66%

Overall GP experience

2

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 1.9 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

130

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: O'Hanlons (255 m)

Nearest supermarketCo-op Food - Hendon - West Hendon Broadway · 320 m

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)

650m

Post office

Nearby shops

Yasrib Halal Meat273 m
Tesco Express746 m
Supersave845 m
KWIK STOP FOOD & WINE858 m

Nearby cafes

Coffee Mate274 m
Simple Treats325 m
The Upper Crust Cafe361 m
CaféGenic787 m

Nearby restaurants

Premier Chicken239 m
Taza Charcoal Grill & Pizza240 m
Yellow River241 m
Tikka Massala242 m

Nearby pubs

O'Hanlons255 m
The Bodhran745 m

Nearby gyms

Nuffield Health825 m
The Gym909 m

Nearby health

Vivian Avenue Dental Clinic582 m
Food hygiene (5-star)23% of 48

Business

Local businesses registered here

Active businesses
28
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

6 MOUNT ROAD FREEHOLD LIMITED
ALL TRADE GROUP LTD
AMBERDOSA LTD
ANGLE SECURITY LIMITED
ARMASIL LTD

+15 more

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 months2

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

17/100

Velocity score

Future outlook

38.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,083m
Crossrail 2 route9,000m

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)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
16
Local approval rate
60%
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)
130
Largest scheme
298 homes · West Hendon Estate - Phase 3, West Hendon Estate - Phase 3, Ramsey Close, West Hendon, NW9 7QJ
Pipeline pressure
NONE

Named schemes (500m)

Upper Welsh Harp 117-125 West Hendon Broadway London NW9 7BP43 homes
completed
107, West Hendon Broadway, Colindale, NW9 7BN37 homes
completed
H.C.S., H.C.S., AUDLEY ROAD, NW420 homes
completed
41-47, 41-47, STATION ROAD, NW415 homes
completed
65-71, 65-71, STATION ROAD, NW4 4PH15 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 3PU

Full postcodeNW4 3PU
Postcode districtNW4
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.577743
Longitude-0.235488
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