Colindale South · Barnet · Hendon constituency · 51.59371, -0.25729

NW9 5ED— Colindale South, Barnet

Location and area intelligence for NW9 5ED, Colindale South, Barnet

 

Schools 100%Safety 73/100Transport 34/100Yield 4.59%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
55
Safety
73
Schools
90
Transport
34
Environment
57
Investment
59

The bottom line

NW9 5ED 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 8 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW9 5ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+68.0% vs London avg

Deep-dive guides for NW9 5ED

🛡️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🌳 Good Parks🔒 Very Safe
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How NW9 5ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Beis Yaakov Primary School

Not yet inspected · 3 min walk

KS2: 104.8

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 13 min walk

P8: +0.42A8: 55.2

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 · 67 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

109.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+76% vs borough

Crime by type

Other28%
Anti-social behaviour26%
Violence & sexual offences23%
Vehicle crime9%
Theft4%
Robbery4%
Burglary4%
Drug offences2%

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 · 2.6km

Crime is +68% above London average

Property

Prices, sales volume and market trends

Avg floor area82.1 m²

EPC breakdown

C
4%
D
8%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 4%Terraced 91%Flat 4%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£205,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2023 · CAGR

+8.3%

Total change

+757%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.9%

per year

Acceleration

+16.47

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Terraced90.9%
Flat/maisonette4.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£140k+141.4%1.4
Post-dot-com plateau2001–2004£139k£193k+38.8%2.3
Pre-crash peak2006–2006£238k£238k+0%1
GFC & correction2009–2009£155k£155k+0%1
Help-to-Buy recovery2013–2016£285k£400k+40.4%1
Brexit uncertainty2018–2019£423k£425k+0.5%1
Rate-rise correction2023–2023£497k£497k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.1% alpha

Terraced-2.1% α
Local
13.2%
District
15.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Colindale Underground StationNorthern line
6.5 min walk
Mill Hill Broadway

Nearby stations

Colindale Underground StationNorthern
7 min walk
Burnt Oak Underground StationNorthern
14 min walk
Kingsbury Underground StationJubilee
22 min walk
Queensbury Underground StationJubilee
25 min walk
Mill Hill BroadwayNational Rail
28 min walk
No bus stops within 400m

47

Walkability score

61

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

47

Car parks (800m)

7

EV chargers (800m)

Nearest car park78m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Asda car park
370m

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: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 52%
More green space than 90% of London

Nearest SSSI: Brent Reservoir SSSI — 2.6 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): 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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OPTEGRA EYE HEALTH CARE

OPTEGRA UK HEAD OFFICE, 7 THE TECHNOLOGY PARK, COLLINDALE, NW9 6BX

3 min walk

7

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

115

Parks (1km)

6

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketLoon Fung · 153 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
941 licensed premises in borough130 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

779m

Post office

Nearby shops

Wenzel's503 m
Corner 4 News & Booze571 m
Victoria Food & Wine727 m
Q S News731 m

Nearby cafes

Home Store Cafe132 m
Costa476 m
Bizim Charcoal850 m

Nearby restaurants

KFC75 m
Bang Bang Oriental Food Hall196 m
Chicken Land207 m
Nando's287 m

Nearby pubs

Chandos Arms141 m
The Moon Under Water827 m
Erins Hope838 m

Nearby gyms

The Gym244 m
PureGym - London Colindale499 m
Hurricane Room Colindale554 m
The Arch Climbing Wall: Arch North815 m

Nearby pharmacies

Asda218 m
ProCare Pharmacy725 m
Alpha Pharmacy826 m

Nearby health

Willow Tree Family Doctors728 m
Food hygiene (5-star)63% of 93

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
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

CIRCULARCLEANS LTD
MP CAPITAL EXPRESS LTD
N7 FASHIONS LTD
VINCENT DE LIMA COMPANY LTD

Investment

Investment grade, yield and market outlook

59

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

28.3

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,406m
Crossrail 2 route11,293m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,037 nationally

1,544

Est. population

9,988/km²

55%

Employed

39%

Degree educated

7.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

33

Community stability

Age profile

27%
25%
22%
18%
Under 1828%
18–3425%
35–4922%
50–6418%
65+8%

Tenure

33%
43%
Own outright11%
Own (mortgage)12%
Private rent33%
Social rent43%
Shared ownership0%
Rent free1%

Ethnicity

16%
15%
36%
15%
White British16%
White Other15%
Asian36%
Black15%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine23%
No car household47%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Social rent43%
Private rent33%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
7
Local approval rate
50%
Borough approval rate
66%
Opportunity area
Colindale/Burnt Oak
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
8
Regeneration status
Active
Regeneration investment
£1.4bn
Est. completion
2032

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
120
Largest scheme
714 homes · Phase 1 Colindale Hospital Site, Phase 1 Colindale Hospital Site, Colindale Avenue, Colindale, NW9 5HG
Pipeline pressure
NONE

Named schemes (500m)

Zenith House, Zenith House, The Hyde, Colindeep Lane, Colindale, NW9 6EW309 homes
completed
Land At The Rear Of The Former Colindale Hospital Site Comprising Former NHSBT Expansion Site, Birch Court, Willow Court And Elysian House, Colindale Avenue, London NW9 5DZ, NW9 5DZ240 homes
completed
Sarena House, Sarena House, Grove Park, NW9 0EB227 homes
completed
Phases 2 & 3 Former Oriental City, 399, Phases 2 & 3 Former Oriental City, 399, Edgware Road, Kingsbury, NW9182 homes
completed
CAR PARK, CAR PARK, PLAZA WALK, NW9151 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 5ED

Full postcodeNW9 5ED
Postcode districtNW9
BoroughLondon Borough of Barnet
WardColindale South
Latitude51.593707
Longitude-0.257290
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