Colindale South · Barnet · Hendon constituency · 51.59582, -0.25278

NW9 5PZ— Colindale South, Barnet

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

The family fortress

 

Schools 100%Safety 86/100Transport 39/100Yield 4.59%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
64
Safety
86
Schools
90
Transport
39
Environment
73
Investment
64

The bottom line

NW9 5PZ 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 29 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW9 5PZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime-52.0% vs London avg

Deep-dive guides for NW9 5PZ

🛡️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 5PZ 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 · 7 min walk

KS2: 104.8

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 8 min walk

P8: +0.42A8: 55.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 70 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.4 incidents per 1,000 residents

Better than 78% of London
→ Stable

-50% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences27%
Other25%
Vehicle crime12%
Theft4%
Burglary4%
Drug offences2%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.2km

Crime is 52% below London average

Property

Prices, sales volume and market trends

Avg floor area55.2 m²

EPC breakdown

B
55%
C
11%

Based on 66 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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£138,000
Rebuild cost per m²£2,500/m²

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

Construction era2010
WallsAverage thermal transmittance 0.3 W/m²K
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2023 · CAGR

+1.1%

Total change

+11%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.0%

per year

Acceleration

-61.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 48 sales

Property Type Mix

Total: 48 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2016£250k£329k+31.6%10.5
Brexit uncertainty2017–2018£363k£324k-10.8%1.5
Pandemic surge2020–2020£415k£415k+0%1
Rate-rise correction2023–2023£278k£278k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.3% alpha

Flat/maisonette-4.3% α
Local
1.1%
District
5.4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
2.3 min walk
Mill Hill Broadway

Nearby stations

Colindale Underground StationNorthern
3 min walk
Burnt Oak Underground StationNorthern
14 min walk
Mill Hill BroadwayNational Rail
24 min walk
Kingsbury Underground StationJubilee
27 min walk
Hendon Central Underground StationNorthern
29 min walk
No bus stops within 400m

45

Walkability score

75

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

66

Car parks (800m)

7

EV chargers (800m)

Nearest car park171m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Asda car park
728m

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: 10.3 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Brent Reservoir SSSI — 2.7 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

5 min walk

6

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

187

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Chandos Arms (341 m)

Nearest supermarketSainsbury's Local · 149 m
2 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)

927m

Post office

Nearby shops

Wenzel's212 m
Sainsbury's Local554 m
Corner 4 News & Booze760 m
Victoria Food & Wine854 m

Nearby cafes

Costa200 m
Home Store Cafe363 m
DelisquareD686 m
Bizim Charcoal984 m

Nearby restaurants

Taco Bell195 m
Chicken Land263 m
KFC465 m
McDonald's564 m

Nearby pubs

Chandos Arms341 m
The Beaufort695 m
Hind and Hart890 m
The Moon Under Water941 m

Nearby gyms

PureGym - London Colindale162 m
The Gym543 m
Park View healthclubs588 m
Hurricane Room Colindale737 m

Nearby pharmacies

McParland Pharmacy543 m
Asda562 m
ProCare Pharmacy839 m
Alpha Pharmacy964 m

Nearby health

GP Private754 m
Food hygiene (5-star)43% of 54

Business

Local businesses registered here

Active businesses
4
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

E

High street health

Registered businesses

ALLIED VENTURES LONDON LTD
AV PROPERTY LONDON LTD
BRANDONS BARN DANCE LIMITED
MEHDI XPRESS LTD

Investment

Investment grade, yield and market outlook

64

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

44.2

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,355m
Crossrail 2 route11,212m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,968 nationally

1,655

Est. population

30,000/km²

72%

Employed

58%

Degree educated

6.6%

Claimant rate

SuburbanVery high densityRenters

26

Community stability

Age profile

26%
34%
28%
Under 1826%
18–3434%
35–4928%
50–649%
65+3%

Tenure

19%
49%
21%
Own outright6%
Own (mortgage)19%
Private rent49%
Social rent21%
Shared ownership6%

Ethnicity

13%
21%
34%
15%
White British14%
White Other21%
Asian34%
Black15%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine14%
No car household50%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent49%
Social rent21%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
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)
29
Regeneration status
Active
Regeneration investment
£1.4bn
Est. completion
2032

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
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)

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
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
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

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 5PZ

Full postcodeNW9 5PZ
Postcode districtNW9
BoroughLondon Borough of Barnet
WardColindale South
Latitude51.595825
Longitude-0.252777
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