Burnt Oak · Barnet · Hendon constituency · 51.59734, -0.26320

NW9 5BS— Burnt Oak, Barnet

Location and area intelligence for NW9 5BS, Burnt Oak, Barnet

High-connectivity investment target

 

Schools 100%Safety 56/100Transport 44/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
54
Safety
56
Schools
90
Transport
44
Environment
57
Investment
57

The bottom line

NW9 5BS offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines; 53 min to victoria — above average for this zone and 19 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

NW9 5BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+237.0% vs London avg

Deep-dive guides for NW9 5BS

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung

“High-connectivity investment target”

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How NW9 5BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Barnfield Primary School

Good · Inspected Jun 2024 · 5 min walk

KS2: 105.6

—

Secondary

Kingsbury High School

Not yet inspected · 15 min walk

P8: +0.36A8: 48.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 73 min walk

5 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

218.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+252% vs borough

Crime by type

Other36%
Violence & sexual offences19%
Anti-social behaviour15%
Theft7%
Robbery7%
Drug offences6%
Vehicle crime6%
Burglary3%

Road safety

96

Road safety score

4

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.4km

Crime is +237% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,588/m²
Price per ft²£426/ft²
Avg floor area51.5 m²

EPC breakdown

B
1%
C
12%
D
13%

Based on 26 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 costLow
Rebuild cost estimate£128,750
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 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

1998–2026 · CAGR

+6.1%

Total change

+423%

Market Activity

Price Velocity & Acceleration

Current Velocity

+64.3%

per year

Acceleration

+69.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 41 sales

Property Type Mix

Total: 41 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£55k£74k+34.1%2.7
Post-dot-com plateau2001–2004£86k£163k+90.1%3.2
Pre-crash peak2005–2007£162k£165k+1.9%3
GFC & correction2008–2008£175k£175k+0%2
Help-to-Buy recovery2015–2016£175k£180k+2.9%2
Brexit uncertainty2017–2017£218k£218k+0%2
Pandemic surge2020–2021£180k£185k+2.8%2
Current market2025–2026£175k£288k+64.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.7% alpha

Flat/maisonette-2.7% α
Local
5.3%
District
8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Burnt Oak Underground StationNorthern line
7.3 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
8 min walk
Colindale Underground StationNorthern
12 min walk
Queensbury Underground StationJubilee
20 min walk
Kingsbury Underground StationJubilee
22 min walk
Edgware Underground StationNorthern
25 min walk
No bus stops within 400m

36

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★53 min
Waterloo57 min ↑
Canary Wharf66 min ↑
City57 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

25

Car parks (800m)

3

EV chargers (800m)

Nearest car park176m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Asda car park
423m
🅿️
Burnt Oak Station Car Park
634m
🅿️
Iceland Customer Car Park
791m

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: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.9 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 61%
More green space than 90% of London

Nearest SSSI: Brent Reservoir SSSI — 3.1 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KINGSBURY HEALTH AND WELLBEING

245 STAG LANE, KINGSBURY, NW9 0EF

8 min walk

90%

Recommend GP

90%

Overall GP experience

9

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

126

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Chandos Arms (707 m)

Nearest supermarketAldi · 296 m
2 tennis courts1 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)

439m

Post office

Nearby shops

Corner 4 News & Booze43 m
Ocean Groceries475 m
Bijal Food Centre505 m

Nearby cafes

Costa590 m
Eats & Bits593 m
Home Store Cafe704 m

Nearby restaurants

Alkis42 m
Nando's310 m
Bang Bang Oriental Food Hall520 m
Dixy Chicken528 m

Nearby pubs

Chandos Arms707 m

Nearby gyms

The Arch Climbing Wall: Arch North240 m
The Gym790 m

Nearby pharmacies

Asda413 m

Nearby health

Care Dental451 m
Willow Tree Family Doctors866 m
Food hygiene (5-star)63% of 142

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

57

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months1

Rental market

Very High

Demand

Very 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

38.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,981m
Crossrail 2 route11,866m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,668 nationally

1,604

Est. population

4,727/km²

57%

Employed

30%

Degree educated

£37,600

Median income

9.0%

Claimant rate

Urban coreMedium densitySocially diverse / deprived

33

Community stability

Age profile

26%
22%
24%
16%
Under 1826%
18–3422%
35–4924%
50–6416%
65+12%

Tenure

35%
40%
Own outright12%
Own (mortgage)12%
Private rent35%
Social rent40%
Shared ownership1%
Rent free0%

Ethnicity

21%
22%
27%
16%
White British21%
White Other22%
Asian27%
Black16%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine25%
No car household48%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent40%
Private rent35%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
8
Local approval rate
67%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
19

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
166
Largest scheme
460 homes · Land at Junction of, Land at Junction of, Capitol Way, Edgware Road, NW9
Pipeline pressure
NONE

Named schemes (500m)

Land at Junction of, Land at Junction of, Capitol Way, Edgware Road, NW9460 homes
completed
Imperial House, The Hyde, Colindale, NW9 5AL102 homes
completed
Green Point, Green Point, Edgware Road, Burnt Oak, NW9 5AR86 homes
completed
3, 3, Burnt Oak Broadway, HA8 5LD76 homes
completed
THEOCO RENAULT, 5, THEOCO RENAULT, 5, BURNT OAK BROADWAY, HA8 5LD53 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.2%
Ward turnout
29%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
15
Constituency
Hendon

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Key facts for NW9 5BS

Full postcodeNW9 5BS
Postcode districtNW9
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.597337
Longitude-0.263201
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