Colindale North · Barnet · Hendon constituency · 51.59970, -0.24262

NW9 5PP— Colindale North, Barnet

Location and area intelligence for NW9 5PP, Colindale North, Barnet

The family fortress

 

Schools 100%Safety 80/100Transport 29/100Yield 4.59%

Best for: Families

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Car-dependent area — limited public transport

Liveability
55
Safety
80
Schools
60
Transport
29
Environment
70
Investment
56

The bottom line

NW9 5PP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 55 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 5PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-15.5% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for NW9 5PP

🛡️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

“The family fortress”

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How NW9 5PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Blessed Dominic Catholic Primary School

Not yet inspected · 2 min walk

KS2: 108.8

—

Secondary

St James' Catholic High School

Not yet inspected · 2 min walk

P8: +0.33A8: 50.8

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 76 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.8 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

+6% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour29%
Other25%
Vehicle crime6%
Robbery4%
Drug offences3%
Theft2%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 1.7km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area85.6 m²

EPC breakdown

C
1%
D
4%

Based on 5 properties · Confidence: low

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£214,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited 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

1996–2011 · CAGR

+9.5%

Total change

+289%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.0%

per year

Acceleration

-265.37

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced66.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£54k£54k+0%1
Pre-crash peak2007–2007£200k£200k+0%1
GFC & correction2011–2011£210k£210k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

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
8.3 min walk
Mill Hill Broadway

Nearby stations

Colindale Underground StationNorthern
9 min walk
Burnt Oak Underground StationNorthern
19 min walk
Mill Hill BroadwayNational Rail
19 min walk
Hendon Central Underground StationNorthern
27 min walk
Mill Hill East Underground StationNorthern
31 min walk
No bus stops within 400m

38

Walkability score

103

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria ★55 min
Waterloo56 min ↑
Canary Wharf62 min ↑
City59 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

76

Car parks (800m)

8

EV chargers (800m)

Nearest car park53m
Santander docks (800m)0
Nearest cycle dock5.9 km

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 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: 10.3 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Brent Reservoir SSSI — 3.1 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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

THE EVERGLADE MEDICAL PRACTICE

THE CONCOURSE, GRAHAME PARK ESTATE, NW9 5XT

3 min walk

66%

Recommend GP

66%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalBMI Hendon Hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

198

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketTesco Express · 376 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Sainsbury's Local336 m
Wenzel's762 m

Nearby cafes

The Sunderland Café340 m
DelisquareD393 m
Hendon Kitchen458 m
Sunny Hill Café766 m

Nearby restaurants

Diprinci444 m
Jun Ming Xuan471 m
Taco Bell803 m

Nearby pubs

Hind and Hart307 m
The Beaufort348 m

Nearby gyms

Park View healthclubs337 m
Greentop Young Persons Activity Centre370 m
PureGym - London Colindale736 m

Nearby pharmacies

McParland Pharmacy336 m

Nearby health

GP Private404 m
The Park Clinic409 m
Food hygiene (5-star)45% of 29

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

E

High street health

Investment

Investment grade, yield and market outlook

56

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 owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

29

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,204m
Crossrail 2 route11,009m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,072 nationally

1,915

Est. population

17,516/km²

59%

Employed

46%

Degree educated

£35,500

Median income

8.0%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

24%
28%
25%
15%
Under 1824%
18–3428%
35–4925%
50–6415%
65+9%

Tenure

15%
21%
49%
Own outright9%
Own (mortgage)15%
Private rent21%
Social rent49%
Shared ownership6%
Rent free0%

Ethnicity

17%
19%
23%
24%
White British17%
White Other19%
Asian23%
Black24%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine21%
No car household44%
Unemployed9%
No qualifications19%

Housing tenure (Census 2021)

Social rent49%
Private rent21%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
4
Local approval rate
50%
Borough approval rate
66%
Historic landfill (400m)
2
Opportunity area
Colindale/Burnt Oak
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£1.4bn
Est. completion
2032

Housing pipeline (800m)

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

Named schemes (500m)

Block A at former RAF East Camp Site, Block A at former RAF East Camp Site, Aerodrome Road, Grahame Park Way, NW9489 homes
completed
Barnet And Southgate College, Barnet And Southgate College, Grahame Park Way, Colindale, NW9 5RA404 homes
completed
Block B at former RAF East Camp Site, Block B at former RAF East Camp Site, Aerodrome Road, Grahame Park Way, NW9191 homes
completed
Former RAF East Camp Site, Blocks C3, C4 and C15, Former RAF East Camp Site, Blocks C3, C4 and C15, Aerodrome Road, Grahame Park Way, Colindale, NW9 5LL190 homes
completed
Development Plot B6 (Grahame Park Estate Regeneration), Development Plot B6 (Grahame Park Estate Regeneration), Lanacre Avenue, Colindale, NW9 5PA92 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.9%
Ward turnout
27%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
15
Constituency
Hendon

Councillors

Andreas IoannidisLabour
Erin Sanders-McDonaghLabour

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Key facts for NW9 5PP

Full postcodeNW9 5PP
Postcode districtNW9
BoroughLondon Borough of Barnet
WardColindale North
Latitude51.599702
Longitude-0.242622
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