Colindale North · Barnet · Hendon constituency · 51.59991, -0.25210

NW9 5WP— Colindale North, Barnet

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

The family fortress

 

Schools 100%Safety 82/100Transport 34/100Yield 4.59%

Best for: Families

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

Liveability
57
Safety
82
Schools
90
Transport
34
Environment
75
Investment
57

The bottom line

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

The catch: 49 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 5WP

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-14.0% vs London avg

Deep-dive guides for NW9 5WP

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

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“The family fortress”

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How NW9 5WP 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 · 7 min walk

KS2: 110.0

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 5 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 · 76 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.9 incidents per 1,000 residents

Better than 58% of London
→ Stable

-10% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour25%
Other12%
Vehicle crime12%
Drug offences9%
Theft3%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 1.8km

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area87 m²

EPC breakdown

B
2%
C
9%
D
6%
E
16%

Based on 33 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£217,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelelectricity (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

2005–2022 · CAGR

+1.3%

Total change

+24%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.8%

per year

Acceleration

+15.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2005£218k£218k+0%1
GFC & correction2011–2012£198k£101k-48.8%1
Help-to-Buy recovery2016–2016£332k£332k+0%1
Brexit uncertainty2019–2019£275k£275k+0%1
Rate-rise correction2022–2022£270k£270k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
6.1 min walk
Mill Hill Broadway

Nearby stations

Colindale Underground StationNorthern
7 min walk
Burnt Oak Underground StationNorthern
11 min walk
Mill Hill BroadwayNational Rail
19 min walk
Edgware Underground StationNorthern
28 min walk
Queensbury Underground StationJubilee
31 min walk
No bus stops within 400m

28

Walkability score

41

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

67

Car parks (800m)

3

EV chargers (800m)

Nearest car park90m
Santander docks (800m)0
Nearest cycle dock6.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

16%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed164 Mbps
Median download191 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: 10.7 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Brent Reservoir SSSI — 3.2 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): 1

Landslide susceptibility: Low

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

PROCARE PHARMACY

UNIT 1, 156 COLINDALE AVENUE, NW9 5HE

7 min walk

6

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

279

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Hind and Hart (561 m)

Nearest supermarketSainsbury's Local · 512 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)

1.3km

Post office

Nearby shops

Sainsbury's Local581 m
Wenzel's586 m

Nearby cafes

Costa593 m
DelisquareD761 m
Home Store Cafe796 m

Nearby restaurants

Taco Bell599 m
Chicken Land711 m
Diprinci782 m
Jun Ming Xuan798 m

Nearby pubs

Hind and Hart561 m
The Beaufort742 m
Chandos Arms777 m

Nearby gyms

Greentop Young Persons Activity Centre393 m
PureGym - London Colindale521 m
Park View healthclubs626 m
The Gym979 m

Nearby pharmacies

McParland Pharmacy566 m
Asda866 m

Nearby health

GP Private824 m
Food hygiene (5-star)52% of 33

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

AK AGGREY LTD
AVENTINE PRINTZ LTD
BUILDING EXPRESS LONDON LTD
COLED LIMITED
EMMAN LTD

+12 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 owner / renter

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 route15,656m
Crossrail 2 route11,488m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,096 nationally

2,274

Est. population

16,145/km²

56%

Employed

40%

Degree educated

£35,500

Median income

8.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

26%
25%
23%
20%
Under 1826%
18–3425%
35–4923%
50–6420%
65+7%

Tenure

18%
25%
44%
Own outright8%
Own (mortgage)18%
Private rent25%
Social rent44%
Shared ownership6%

Ethnicity

20%
18%
20%
20%
14%
White British20%
White Other18%
Asian20%
Black20%
Mixed8%
Other14%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine21%
No car household35%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent44%
Private rent25%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
Local approval rate
50%
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)
0
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)

Phase 1 Colindale Hospital Site, Phase 1 Colindale Hospital Site, Colindale Avenue, Colindale, NW9 5HG714 homes
completed
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
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

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 5WP

Full postcodeNW9 5WP
Postcode districtNW9
BoroughLondon Borough of Barnet
WardColindale North
Latitude51.599906
Longitude-0.252100
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