Location
Key facts for NW9 4BB
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for NW9 4BB
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Postcode Personality
“The family fortress”
How NW9 4BB has changed
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Colindale Primary School
Not yet inspected · 8 min walk
KS2: 106.1
Secondary
Saracens High School
Good · 9 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Curzon Nursery School & Family Wellbeing Centre
Good · 68 min walk
3 primaries · 2 secondaries · 0 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
2.9 incidents per 1,000 residents
from a low base — still below London average
-29% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Crime is 96% below London average
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.
£475,000
Median sale price
£475,000 is 9% below the London median (£520,000)
Flat
Dominant type
Price history
EPC breakdown
Based on 54 properties · Confidence: high
Street mix
LHA rates — Outer North London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Est. mortgage
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Transport
1 MayPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
58
Walkability score
95
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV
Car parks, spaces and charging points
71
Car parks (800m)
10
EV chargers (800m)
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Brent Reservoir SSSI — 2.5 km
Energy
Ground stability
Geology: UNKNOWN LITHOLOGY
Subsidence risk: Low
Shrink-swell: Low
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
COLINDALE MEDICAL CENTRE LP
61 COLINDEEP LANE, COLINDALE, NW9 6DJ
4 min walk
69%
Recommend GP
69%
Overall GP experience
5
GPs within 1km
7
Dentists within 1km
3
Care homes (1km)
Amenities
Shops, restaurants, parks and more
196
Parks (1km)
8
Restaurants (800m)
5
Cafes (800m)
0
Pubs (400m)
2
Pharmacies (800m)
5
Gyms (1km)
9
Sports (1km)
1
Convenience
No pubs within 400m — nearest: Chandos Arms (412 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
743m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
+6 more
Investment
Investment grade, yield and market outlook
44
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
71.2
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
22 AprPopulation, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 26,271 nationally
1,523
Est. population
9,256/km²
71%
Employed
61%
Degree educated
2.6%
Claimant rate
37
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp duty on median price (£475,000)
£11,250
Standard buyer
£2,500
First-time buyer
Save £8,750
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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The bottom line
NW9 4BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £475,000 median — strong value for Families who can accept its trade-offs.
The catches: 46 min to city — above average for this zone and 101 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
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Compare Barnet with nearby boroughs:
What else could £475k buy?
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Frequently asked questions
Data freshness
When each data source was last updated
83%
Confidence score
10/12
Pillars populated