West Hendon · Barnet · Hendon constituency · 51.58153, -0.23611

NW4 4HL— West Hendon, Barnet

Location and area intelligence for NW4 4HL, West Hendon, Barnet

The practical family move

 

Schools 100%Safety 77/100Transport 43/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
60
Safety
77
Schools
90
Transport
43
Environment
65
Investment
49

The bottom line

NW4 4HL offers exceptional schools (100% Good/Outstanding) and low crime — 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 4HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
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 4HL

🛡️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 4HL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Parkfield Primary School

Not yet inspected · 7 min walk

KS2: 103.6

★★

Secondary

Hendon School

Good · Inspected May 2022 · 17 min walk

P8: -0.11A8: 45.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 52 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 · 965m

Crime is +34% 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£6,051/m²
Price per ft²£562/ft²
Avg floor area78.9 m²

EPC breakdown

C
13%
D
1%

Based on 14 properties · Confidence: medium

Street mix

Flat 100%

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£197,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,687
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2024 · CAGR

+1.9%

Total change

+48%

Market Activity

Price Velocity & Acceleration

Current Velocity

+60.7%

per year

Acceleration

+92.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£320k£265k-17.2%4.5
Pre-crash peak2005–2007£280k£360k+28.6%1.5
GFC & correction2008–2011£312k£405k+29.7%1
Help-to-Buy recovery2013–2016£369k£560k+51.9%1.3
Brexit uncertainty2018–2018£493k£493k+0%2
Pandemic surge2020–2020£459k£459k+0%2
Rate-rise correction2022–2023£435k£296k-32%1
Current market2024–2024£475k£475k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
2.1%
District
3.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
8.4 min walk
Hendon

Nearby stations

HendonNational Rail
3 min walk
Hendon Central Underground StationNorthern
9 min walk
Brent Cross Underground StationNorthern
21 min walk
Colindale Underground StationNorthern
23 min walk
Kingsbury Underground StationJubilee
37 min walk
No bus stops within 400m

32

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

4.6 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

59

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)62
Nearest car park130m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Hendon Station Car Park
203m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterLOW
Low
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: 8.4 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 1.3 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

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 1.6 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

151

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: O'Hanlons (512 m)

Nearest supermarketWay 2 Save · 450 m
4 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)

421m

Post office

Nearby shops

Tesco Express553 m
Yasrib Halal Meat555 m
KWIK STOP FOOD & WINE631 m
Supersave651 m

Nearby cafes

The Upper Crust Cafe441 m
Simple Treats458 m
Costa Express557 m
CaféGenic603 m

Nearby restaurants

4 in One440 m
Paro’s Italian Food461 m
Vitale462 m
Captain Hook's Fish & Chips505 m

Nearby pubs

O'Hanlons512 m
The Bodhran573 m

Nearby gyms

Nuffield Health676 m
Fitness Pod986 m

Nearby health

Vivian Avenue Dental Clinic304 m
Food hygiene (5-star)26% of 61

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

STEADFAST CAPITAL PARTNERS LTD
WEST HEATH LAWN TENNIS CLUB LIMITED

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 months0

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

4/100

Velocity score

Future outlook

39.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,410m
Crossrail 2 route9,298m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
13
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)
120
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
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
121-123, 121-123, Station Road, West Hendon, NW4 4NL9 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 4HL

Full postcodeNW4 4HL
Postcode districtNW4
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.581529
Longitude-0.236106
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