West Hendon · Barnet · Hendon constituency · 51.57883, -0.22596

NW4 3TL— West Hendon, Barnet

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

The family fortress

 

Schools 75%Safety 76/100Transport 43/100Yield 3.89%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
76
Schools
45
Transport
43
Environment
70
Investment
65

The bottom line

NW4 3TL offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 50 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW4 3TL

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 3TL

🛡️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🎓 Good Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW4 3TL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Parkfield Primary School

Not yet inspected · 6 min walk

KS2: 103.6

—

Secondary

Clarion

Not yet inspected · 9 min walk

P8: +0.54A8: 46.6

75% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Below London average

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 51 min walk

2 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.1km

Crime is +42% above London average

Property

Prices, sales volume and market trends

Avg floor area83.3 m²

EPC breakdown

B
1%
C
13%
D
11%
E
2%

Based on 27 properties · Confidence: medium

Street mix

Semi 7%Terraced 61%Flat 32%

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£208,250
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

1996–2023 · CAGR

+7.1%

Total change

+532%

Market Activity

Price Velocity & Acceleration

Current Velocity

+77.3%

per year

Acceleration

+121.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached6.5%
Terraced61.3%
Flat/maisonette32.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£95k£186k+95.3%2.3
Post-dot-com plateau2004–2004£280k£280k+0%1
Pre-crash peak2007–2007£320k£320k+0%1
GFC & correction2008–2011£423k£337k-20.4%2
Brexit uncertainty2017–2019£395k£610k+54.4%1.7
Rate-rise correction2022–2023£338k£600k+77.3%4.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.7% alpha

Weakest performer

Terraced

-0.2% alpha

Flat/maisonette+2.7% α
Local
7%
District
4.3%
Terraced-0.2% α
Local
5.8%
District
6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
5.9 min walk
Brent Cross West Station

Nearby stations

Hendon Central Underground StationNorthern
6 min walk
Brent Cross Underground StationNorthern
11 min walk
Brent Cross West StationNational Rail
14 min walk
Golders Green Underground StationNorthern
29 min walk
Colindale Underground StationNorthern
31 min walk
No bus stops within 400m

49

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

4.1 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

44

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park48m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Brent Cross Multi-Storey Car Park
173m

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 AONB32% green spaceTree canopy: 55%
More green space than 87% of London

Nearest SSSI: Brent Reservoir SSSI — 1.6 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

1 min walk

57%

Recommend GP

57%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 1.7 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

182

Parks (1km)

12

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Bodhran (437 m)

Nearest supermarketWaitrose · 285 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)

516m

Post office

Nearby shops

WHSmith296 m
Tesco Express469 m
Supersave502 m
KWIK STOP FOOD & WINE561 m

Nearby cafes

Patisserie Valerie365 m
Hendon Park Cafe459 m
CaféGenic465 m
Costa486 m

Nearby restaurants

Pret A Manger226 m
Gourmet Burger Kitchen234 m
Wagamama237 m
Shake Shack242 m

Nearby pubs

The Bodhran437 m

Nearby gyms

Nuffield Health421 m
The 108923 m
The Gym978 m

Nearby pharmacies

Health Village721 m

Nearby health

Vivian Avenue Dental Clinic586 m
Food hygiene (5-star)59% of 123

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
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

ALL SORTS OF GAMES LTD
ENVOLVE MANAGEMENT LIMITED
GOBLINTROVE LTD
J MANNIX CONSULTING LIMITED
K8 INVENTORY LTD

+6 more

Investment

Investment grade, yield and market outlook

65

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

31.1

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,705m
Crossrail 2 route8,568m

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)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
19
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)
1
Regeneration status
Active
Regeneration investment
£4.7bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
16
Largest scheme
15 homes · 13-16, 13-16, QUEENS 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
1, 1, Graham Road, West Hendon, NW4 3DH7 homes
completed
413, 413, Hendon Way, NW4 3LJ6 homes
completed
202, 202, Hendon Way, West Hendon, NW4 3NE5 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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Compare Barnet with nearby boroughs:

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Key facts for NW4 3TL

Full postcodeNW4 3TL
Postcode districtNW4
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.578832
Longitude-0.225963
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