West Hendon · Barnet · Hendon constituency · 51.58069, -0.23738

NW4 4PN— West Hendon, Barnet

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

The family fortress

 

Schools 100%Safety 77/100Transport 45/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
77
Schools
60
Transport
45
Environment
72
Investment
50

The bottom line

NW4 4PN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

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

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Location

NW4 4PN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW4 4PN

🛡️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 4PN 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 · 7 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 · 50 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.1km

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£2,716/m²
Price per ft²£252/ft²
Avg floor area58.5 m²

EPC breakdown

C
15%
D
16%
E
6%
F
1%

Based on 38 properties · Confidence: high

Street mix

Terraced 11%Flat 84%Other 5%

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£146,250
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)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2025 · CAGR

+3.2%

Total change

+150%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.7%

per year

Acceleration

-32.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 50 sales

Property Type Mix

Total: 50 sales

Terraced10%
Flat/maisonette90%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£64k£98k+52.3%2.5
Post-dot-com plateau2002–2002£145k£145k+0%5
Pre-crash peak2005–2007£163k£215k+31.7%2.7
GFC & correction2008–2012£128k£165k+29.4%2
Help-to-Buy recovery2013–2016£162k£172k+6.2%2.8
Brexit uncertainty2018–2019£243k£244k+0.6%1.5
Pandemic surge2021–2021£276k£276k+0%1
Rate-rise correction2022–2023£320k£284k-11.2%2.5
Current market2025–2025£160k£160k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
6.4%
District
6.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
9.7 min walk
Hendon

Nearby stations

HendonNational Rail
1 min walk
Hendon Central Underground StationNorthern
10 min walk
Brent Cross Underground StationNorthern
21 min walk
Colindale Underground StationNorthern
23 min walk
Kingsbury Underground StationJubilee
36 min walk
No bus stops within 400m

34

Walkability score

32

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

57

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park18m
Santander docks (800m)0
Nearest cycle dock4.6 km

Nearby car parks

🅿️
Hendon Station Car Park
96m

Connectivity

Broadband and mobile coverage

97%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed474 Mbps
Median download441 Mbps
Superfast coverage97%
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
NoiseNONE
road · Rail Lden: 60 dB
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 22%
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

4 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 · 1.7 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

143

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 (393 m)

Nearest supermarketWay 2 Save · 322 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)

536m

Post office

Nearby shops

Yasrib Halal Meat437 m
Tesco Express665 m
KWIK STOP FOOD & WINE750 m
Supersave765 m

Nearby cafes

The Upper Crust Cafe313 m
Simple Treats331 m
Coffee Mate501 m
Costa Express684 m

Nearby restaurants

4 in One312 m
Paro’s Italian Food334 m
Vitale335 m
Captain Hook's Fish & Chips386 m

Nearby pubs

O'Hanlons393 m
The Bodhran682 m

Nearby gyms

Old Master Gym733 m

Nearby health

Vivian Avenue Dental Clinic423 m
Food hygiene (5-star)27% of 49

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

CHILLMAX LIMITED
DAILY IMPORT LIMITED
DANIELLE ALBERT LIMITED
HAIR EXPO LTD
IDISIGN LIMITED

+5 more

Investment

Investment grade, yield and market outlook

50

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 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

36.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,407m
Crossrail 2 route9,307m

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)
1
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
11
Local approval rate
63%
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
Hanway House, 306 & 308, Hanway House, 306 & 308, West Hendon Broadway, West Hendon, NW9 6AE9 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 4PN

Full postcodeNW4 4PN
Postcode districtNW4
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.580694
Longitude-0.237380
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