Burnt Oak · Barnet · Hendon constituency · 51.60106, -0.25515

NW9 5LA— Burnt Oak, Barnet

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

The family fortress

 

Schools 100%Safety 79/100Transport 36/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

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

Liveability
56
Safety
79
Schools
90
Transport
36
Environment
60
Investment
48

The bottom line

NW9 5LA 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 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how NW9 5LA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how NW9 5LA meets your needs.

Location

NW9 5LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for NW9 5LA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare NW9 5LA with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How NW9 5LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Goldbeaters Primary School

Not yet inspected · 5 min walk

KS2: 110.0

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 7 min walk

P8: +0.42A8: 55.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 78 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.2 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+21% vs borough

Crime by type

Anti-social behaviour27%
Other24%
Violence & sexual offences22%
Vehicle crime8%
Burglary6%
Theft5%
Drug offences4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 1.8km

Crime is +16% 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£6,584/m²
Price per ft²£612/ft²
Avg floor area88.5 m²

EPC breakdown

C
2%
D
6%
E
3%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 90%Terraced 10%

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£221,250
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+601%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.0%

per year

Acceleration

-21.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached90%
Terraced10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£123k+52.2%1.4
Post-dot-com plateau2004–2004£238k£238k+0%2
Pre-crash peak2006–2007£315k£322k+2.1%1.5
GFC & correction2010–2012£285k£318k+11.4%1
Help-to-Buy recovery2013–2014£361k£422k+16.9%1
Brexit uncertainty2017–2017£615k£615k+0%1
Current market2024–2025£660k£568k-14%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
6.8%
District
6.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Colindale Underground StationNorthern line
8.5 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
8 min walk
Colindale Underground StationNorthern
9 min walk
Mill Hill BroadwayNational Rail
18 min walk
Edgware Underground StationNorthern
25 min walk
Queensbury Underground StationJubilee
29 min walk
No bus stops within 400m

20

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria ★49 min
Waterloo49 min ↑
Canary Wharf59 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

60

Car parks (800m)

1

EV chargers (800m)

Nearest car park155m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Burnt Oak Station Car Park
739m

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: 10.9 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 49%
More green space than 94% of London

Nearest SSSI: Brent Reservoir SSSI — 3.3 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

PARKVIEW SURGERY

36 CRESSINGHAM ROAD, HA8 0RW

8 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 1.3 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

260

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Hind and Hart (725 m)

No restaurants within 800m — nearest: Dixy Chicken (663 m)

Nearest supermarketSainsbury's Local · 701 m
4 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)

1.1km

Post office

Nearby shops

Bijal Food Centre694 m
Corner 4 News & Booze737 m
Ocean Groceries748 m
Wenzel's778 m

Nearby cafes

Eats & Bits650 m
Costa779 m
Home Store Cafe886 m

Nearby restaurants

Dixy Chicken663 m
Alkis737 m
Taco Bell781 m
Nando's791 m

Nearby pubs

Hind and Hart725 m
Chandos Arms871 m

Nearby gyms

Greentop Young Persons Activity Centre562 m
PureGym - London Colindale712 m
The Arch Climbing Wall: Arch North775 m
The Gym1.1 km

Nearby pharmacies

McParland Pharmacy813 m
Asda858 m
Food hygiene (5-star)73% of 15

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

BYP BUSINESS LTD
DHARMIANA AESTHETICS LTD
EIC CONSTRUCTION LTD
NOUVELLE FINANCIAL SOLUTIONS LIMITED
RMTL LETTINGS AGENCY LIMITED

+1 more

Investment

Investment grade, yield and market outlook

48

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 score13/100
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 owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

41.1

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,893m
Crossrail 2 route11,729m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,961 nationally

2,049

Est. population

8,841/km²

57%

Employed

37%

Degree educated

£37,600

Median income

5.9%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

28%
20%
23%
18%
Under 1828%
18–3420%
35–4923%
50–6419%
65+10%

Tenure

22%
26%
22%
29%
Own outright22%
Own (mortgage)26%
Private rent22%
Social rent29%
Shared ownership1%
Rent free0%

Ethnicity

22%
23%
26%
18%
White British22%
White Other23%
Asian26%
Black18%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine21%
No car household25%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent29%
Private rent22%

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
4
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)
1
Regeneration status
Active
Regeneration investment
£1.4bn
Est. completion
2032

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
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)

RAF CAMP, RAF CAMP, GRAHAME PARK WAY, NW9 5QY612 homes
completed
PROPERTIES IN, PROPERTIES IN, KIDLINGTON WAY, LUDFORD CL., KENLEY AV., SPILSBY CLOSE, NW9318 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
ADASTRAL ESTATE (PHASE 2 & 3), 1-13, ADASTRAL ESTATE (PHASE 2 & 3), 1-13, FULBECK DRIVE, FOLKINGHAM LANE (1-18), NW9128 homes
completed
18-45, 18-45, HEMSWELL DRIVE, HEYWOOD AV.(2-56), ACKLINGTON DR.(13-48), NW9124 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

Live in NW9 5LA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for NW9 5LA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barnet with nearby boroughs:

Barnet vs HaringeyBarnet vs EnfieldBarnet vs HarrowBarnet vs Camden

Similar postcodes

Frequently asked questions

📍 Track NW9 5LA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for NW9 5LA

Full postcodeNW9 5LA
Postcode districtNW9
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.601058
Longitude-0.255146
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