Colindale South · Barnet · Hendon constituency · 51.59443, -0.25006

NW9 4BL— Colindale South, Barnet

Location and area intelligence for NW9 4BL, Colindale South, Barnet

The family fortress

 

Schools 100%Safety 80/100Transport 40/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
63
Safety
80
Schools
90
Transport
40
Environment
72
Investment
52

The bottom line

NW9 4BL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 49 min to victoria — above average for this zone and 45 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW9 4BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+4.0% vs London avg

Deep-dive guides for NW9 4BL

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW9 4BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Colindale Primary School

Not yet inspected · 8 min walk

KS2: 106.1

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 9 min walk

P8: +0.42A8: 55.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 68 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

67.3 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

+8% vs borough

Crime by type

Anti-social behaviour32%
Other30%
Violence & sexual offences17%
Drug offences7%
Burglary4%
Theft3%
Vehicle crime3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.3km

Crime is +4% 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.

NW9 district median

£405,000

Based on 489 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,197/m²
Price per ft²£669/ft²
Avg floor area71 m²

EPC breakdown

B
60%

Based on 60 properties · Confidence: high

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 suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£177,500
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsSystem built, as built, insulated (assumed)
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,898
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2025 · CAGR

+6.3%

Total change

+62%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.7%

per year

Acceleration

+37.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 42 sales

Property Type Mix

Total: 42 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2018£315k£500k+59%19.5
Current market2024–2025£420k£511k+21.7%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.3% alpha

Flat/maisonette+2.3% α
Local
4.2%
District
1.9%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Colindale Underground StationNorthern line
1.3 min walk
Hendon

Nearby stations

Colindale Underground StationNorthern
1 min walk
Burnt Oak Underground StationNorthern
17 min walk
HendonNational Rail
22 min walk
Hendon Central Underground StationNorthern
26 min walk
Kingsbury Underground StationJubilee
28 min walk
No bus stops within 400m

46

Walkability score

95

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria ★49 min
Waterloo51 min ↑
Canary Wharf61 min ↑
City53 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

65

Car parks (800m)

12

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park169m
Santander docks (800m)0
Nearest cycle dock5.8 km

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: 10.1 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Brent Reservoir SSSI — 2.5 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

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 suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PROCARE PHARMACY

UNIT 1, 156 COLINDALE AVENUE, NW9 5HE

3 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

191

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Chandos Arms (394 m)

Nearest supermarketCo-op Food · 46 m
3 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)

783m

Post office

Nearby shops

Wenzel's40 m
Sainsbury's Local456 m
Victoria Food & Wine704 m
Q S News714 m

Nearby cafes

Costa45 m
Home Store Cafe415 m
DelisquareD534 m
The Sunderland Café771 m

Nearby restaurants

Taco Bell54 m
Chicken Land306 m
Jun Ming Xuan500 m
Diprinci507 m

Nearby pubs

Chandos Arms394 m
The Beaufort555 m
The Moon Under Water778 m
Erins Hope819 m

Nearby gyms

PureGym - London Colindale106 m
Park View healthclubs475 m
The Gym553 m
Hurricane Room Colindale634 m

Nearby pharmacies

McParland Pharmacy452 m
ProCare Pharmacy684 m
Asda716 m
Alpha Pharmacy811 m

Nearby health

GP Private595 m
The Park Clinic611 m
Food hygiene (5-star)39% of 77

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

AYURYOGA MANTRA LIMITED
SARDAR HOMES UK LTD
ZIGMA MEDICAL LTD

Investment

Investment grade, yield and market outlook

52

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
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

50.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,113m
Crossrail 2 route10,968m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,400 nationally

1,708

Est. population

19,279/km²

74%

Employed

58%

Degree educated

7.1%

Claimant rate

SuburbanVery high densityRenters

27

Community stability

Age profile

24%
39%
27%
Under 1824%
18–3439%
35–4927%
50–648%
65+2%

Tenure

27%
57%
Own outright6%
Own (mortgage)27%
Private rent56%
Social rent10%
Shared ownership0%

Ethnicity

23%
39%
White British13%
White Other23%
Asian39%
Black9%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household49%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent57%
Social rent10%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
Local approval rate
75%
Borough approval rate
66%
Opportunity area
Colindale/Burnt Oak
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
45
Regeneration status
Active
Regeneration investment
£1.4bn
Est. completion
2032

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
2900 homes · Peel Centre,Peel Drive, Colindale, London, NW9 5JE, NW9 5JE
Pipeline pressure
NONE

Named schemes (500m)

Phase 1 Colindale Hospital Site, Phase 1 Colindale Hospital Site, Colindale Avenue, Colindale, NW9 5HG714 homes
completed
British Library Newspapers, 130, British Library Newspapers, 130, Colindale Avenue, Colindale, NW9 5HE395 homes
completed
Phase 3 Fmr College within the Colindale Hospital Site, Phase 3 Fmr College within the Colindale Hospital Site, Colindale Avenue, Colindale, NW9 5DZ157 homes
completed
FORMER CPHL SITE, 175, FORMER CPHL SITE, 175, COLINDALE AVENUE, NW9123 homes
completed
Brent Works, 120, Brent Works, 120, Colindale Avenue, London,, NW9 5HD104 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.3%
Ward turnout
30%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
15
Constituency
Hendon

Councillors

Humayune KhalickLabour
Gill SargeantLabour
Nagus NarenthiraLabour

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Key facts for NW9 4BL

Full postcodeNW9 4BL
Postcode districtNW9
BoroughLondon Borough of Barnet
WardColindale South
Latitude51.594426
Longitude-0.250059
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