Burnt Oak · Barnet · Hendon constituency · 51.60387, -0.25081

NW9 5WL— Burnt Oak, Barnet

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

The family fortress

 

Schools 100%Safety 85/100Transport 29/100Yield 4.59%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
56
Safety
85
Schools
90
Transport
29
Environment
69
Investment
57

The bottom line

NW9 5WL 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.

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Location

NW9 5WL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-2.9% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for NW9 5WL

🛡️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 5WL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Woodcroft Primary School

Not yet inspected · 7 min walk

KS2: 105.9

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 6 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 · 81 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.1 incidents per 1,000 residents

Better than 73% of London
→ Stable

-40% vs borough

Crime by type

Violence & sexual offences35%
Anti-social behaviour21%
Other17%
Vehicle crime11%
Burglary7%
Robbery4%
Drug offences3%
Theft3%

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 · 1.3km

Crime is 43% below London average

Property

Prices, sales volume and market trends

Avg floor area85.9 m²

EPC breakdown

C
56%
D
37%
E
38%

Based on 131 properties · Confidence: high

Street mix

Semi 29%Terraced 62%Flat 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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£214,750
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)
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

1995–2019 · CAGR

+8.6%

Total change

+623%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.3%

per year

Acceleration

-17.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached28.6%
Terraced61.9%
Flat/maisonette9.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£60k£73k+23.1%3.3
Post-dot-com plateau2001–2002£137k£205k+49.6%2
Pre-crash peak2006–2007£250k£250k+0%1
GFC & correction2012–2012£250k£250k+0%2
Help-to-Buy recovery2014–2014£305k£305k+0%1
Brexit uncertainty2018–2019£390k£430k+10.3%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-4.2% alpha

Semi-detached-4.2% α
Local
10.7%
District
14.9%

CAGR over 4yr 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
11.2 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
12 min walk
Colindale Underground StationNorthern
12 min walk
Mill Hill BroadwayNational Rail
13 min walk
Edgware Underground StationNorthern
25 min walk
Queensbury Underground StationJubilee
34 min walk
No bus stops within 400m

15

Walkability score

63

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

57

Car parks (800m)

1

EV chargers (800m)

Nearest car park60m
Santander docks (800m)0
Nearest cycle dock6.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

66%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed363 Mbps
Median download372 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 31%
More green space than 82% of London

Nearest SSSI: Brent Reservoir SSSI — 3.6 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

7 min walk

66%

Recommend GP

66%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalMillway Medical Practice · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

269

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Hind and Hart (459 m)

No restaurants within 800m — nearest: Bluebells of portobello (930 m)

Nearest supermarketSainsbury's Local · 945 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)

896m

Post office

Nearby shops

Sainsbury's Local854 m
Wenzel's1.0 km
Cooksleys1.2 km
WHSmith1.2 km

Nearby cafes

Costa1.0 km
Café Broadway1.2 km
Mill & Brew1.2 km

Nearby restaurants

Bluebells of portobello930 m
Taco Bell1.0 km
Çoban's Grill1.1 km
Hee's Takeaway1.1 km

Nearby pubs

Hind and Hart459 m
The Beaufort982 m
Bridge Tavern1.1 km

Nearby gyms

Greentop Young Persons Activity Centre366 m
Park View healthclubs891 m
PureGym - London Colindale951 m

Nearby pharmacies

McParland Pharmacy841 m
Food hygiene (5-star)42% of 12

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

BEST TRADE SUPPLIER LIMITED
BRADY SURFACING LTD
ELMI LEGAL SERVICES LTD
HATHI VENTURES LIMITED
IHEMECHILI LTD

+4 more

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 score12/100
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

26

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,925m
Crossrail 2 route11,736m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,376 nationally

1,939

Est. population

12,418/km²

60%

Employed

33%

Degree educated

£40,800

Median income

5.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

38

Community stability

Age profile

26%
21%
27%
16%
Under 1826%
18–3421%
35–4927%
50–6416%
65+10%

Tenure

13%
21%
26%
34%
Own outright13%
Own (mortgage)21%
Private rent26%
Social rent34%
Shared ownership6%
Rent free0%

Ethnicity

24%
18%
25%
22%
White British24%
White Other18%
Asian25%
Black22%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine24%
No car household31%
Unemployed9%
No qualifications25%

Housing tenure (Census 2021)

Social rent34%
Private rent26%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
7
Local approval rate
60%
Borough approval rate
66%
Historic landfill (400m)
1
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)
10
Largest scheme
612 homes · RAF CAMP, RAF CAMP, GRAHAME PARK WAY, NW9 5QY
Pipeline pressure
NONE

Named schemes (500m)

RAF CAMP, RAF CAMP, GRAHAME PARK WAY, NW9 5QY612 homes
completed
Grahame Park Estate, Phase 1a, Grahame Park Estate, Phase 1a, Lanacre Avenue, Hemswell Drive, Colindale, NW9 5XA319 homes
completed
PROPERTIES IN, PROPERTIES IN, KIDLINGTON WAY, LUDFORD CL., KENLEY AV., SPILSBY CLOSE, NW9318 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

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Key facts for NW9 5WL

Full postcodeNW9 5WL
Postcode districtNW9
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.603870
Longitude-0.250807
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