West Hendon · Barnet · Hendon constituency · 51.58068, -0.23597

NW4 3SS— West Hendon, Barnet

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

The family fortress

 

Schools 100%Safety 77/100Transport 44/100Yield 5.11%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
77
Schools
60
Transport
44
Environment
72
Investment
56

The bottom line

NW4 3SS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £363,750 median — strong value for Families who can accept its trade-offs.

The catch: 48 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

NW4 3SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-30.0% vs London avg
vs London income-1.0% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for NW4 3SS

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

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“The family fortress”

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How NW4 3SS 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 · 6 min walk

KS2: 103.6

—

Secondary

E-ACT Crest Academy

Not yet inspected · 24 min walk

P8: +0.03A8: 42.6

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 51 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.8 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

+40% vs borough

Crime by type

Violence & sexual offences29%
Other28%
Anti-social behaviour16%
Vehicle crime13%
Drug offences5%
Theft4%
Robbery2%
Burglary2%

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 · 1.0km

Crime is +34% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£363,750

Median sale price

Bottom 25% — 30% below London median

£363,750 is 30% below the London median (£520,000)

-3.6%

This year

Flat

Dominant type

Price history

5-year change
+3.6%
Sales (24 months)6
New build0.0%
Avg detached£347,500
Avg flat£380,000
Price per m²£4,570/m²
Price per ft²£425/ft²
Avg floor area80.1 m²

EPC breakdown

C
69%
D
18%
E
9%

Based on 96 properties · Confidence: high

Street mix

Semi 1%Detached 2%Flat 97%

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

Stamp duty

Standard buyer£5,688
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,600

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.7×

Price-to-income

£1,820/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£200,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,687
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.9%

Total change

+324%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.9%

per year

Acceleration

-4.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 99 sales

Property Type Mix

Total: 99 sales

Detached2%
Semi-detached1%
Flat/maisonette97%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£160k+102.5%3.8
Post-dot-com plateau2001–2004£188k£247k+31.5%5
Pre-crash peak2005–2007£242k£248k+2.3%5
GFC & correction2008–2012£280k£290k+3.6%2.2
Help-to-Buy recovery2013–2016£325k£430k+32.3%3.2
Brexit uncertainty2017–2019£398k£354k-11.2%1.7
Pandemic surge2021–2021£351k£351k+0%3
Rate-rise correction2022–2023£345k£375k+8.7%1
Current market2024–2025£364k£335k-7.9%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
5.6%
District
6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
8.6 min walk
Hendon

Nearby stations

HendonNational Rail
3 min walk
Hendon Central Underground StationNorthern
9 min walk
Brent Cross Underground StationNorthern
20 min walk
Colindale Underground StationNorthern
24 min walk
Kingsbury Underground StationJubilee
38 min walk
No bus stops within 400m

32

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

4.5 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

58

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)62
Nearest car park64m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Hendon Station Car Park
194m

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: 8.3 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Brent Reservoir SSSI — 1.2 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

3

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 1.7 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

149

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: O'Hanlons (432 m)

Nearest supermarketWay 2 Save · 391 m
2 tennis courts

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)

448m

Post office

Nearby shops

Yasrib Halal Meat474 m
Tesco Express575 m
KWIK STOP FOOD & WINE665 m
Supersave676 m

Nearby cafes

The Upper Crust Cafe386 m
Simple Treats394 m
Coffee Mate526 m
Costa Express613 m

Nearby restaurants

4 in One386 m
Vitale396 m
Paro’s Italian Food397 m
Captain Hook's Fish & Chips427 m

Nearby pubs

O'Hanlons432 m
The Bodhran589 m

Nearby gyms

Nuffield Health690 m
Fitness Pod1.1 km

Nearby health

Vivian Avenue Dental Clinic341 m
Food hygiene (5-star)23% of 60

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

A QUIET SPACE LTD
FIDALGO LTD
MEI & KEN INSURANCE SERVICES LIMITED
NOVAMIND CONSULTING LIMITED
NOVAMINDUK LTD

+3 more

Investment

Investment grade, yield and market outlook

56

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score16/100
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

47.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,336m
Crossrail 2 route9,230m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,925 nationally

1,901

Est. population

8,225/km²

62%

Employed

43%

Degree educated

£41,600

Median income

10.1%

Claimant rate

Inner cityHigh densityRenters

28

Community stability

Age profile

21%
27%
24%
18%
Under 1821%
18–3427%
35–4924%
50–6418%
65+10%

Tenure

18%
17%
55%
Own outright18%
Own (mortgage)17%
Private rent55%
Social rent10%
Shared ownership0%

Ethnicity

16%
28%
32%
White British16%
White Other28%
Asian32%
Black10%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine20%
No car household45%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent55%
Social rent10%

vs. London

Income vs London-1.0%
Price vs London-30.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
15
Local approval rate
56%
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)
120
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)

H.C.S., H.C.S., AUDLEY ROAD, NW420 homes
completed
65-71, 65-71, STATION ROAD, NW4 4PH15 homes
completed
41-47, 41-47, STATION ROAD, NW415 homes
completed
90-92, 90-92, STATION ROAD, NW412 homes
completed
2-4, 2-4, Neeld Crescent, West Hendon, NW4 3RR9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£363,750)

£5,688

Standard buyer

£0

First-time buyer

Save £5,688

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for NW4 3SS

Full postcodeNW4 3SS
Postcode districtNW4
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.580682
Longitude-0.235966
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