Colindale South · Barnet · Hendon constituency · 51.59175, -0.25558

NW9 6FD— Colindale South, Barnet

Location and area intelligence for NW9 6FD, Colindale South, Barnet

The family fortress

 

Schools 100%Safety 80/100Transport 33/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
59
Safety
80
Schools
90
Transport
33
Environment
55
Investment
45

The bottom line

NW9 6FD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby; 49 min to victoria — above average for this zone and 27 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW9 6FD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+13.0% vs London avg

Deep-dive guides for NW9 6FD

🛡️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 6FD 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 · 2 min walk

KS2: 104.8

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 14 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 · 65 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.7 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+18% vs borough

Crime by type

Anti-social behaviour45%
Other23%
Violence & sexual offences17%
Drug offences6%
Vehicle crime6%
Robbery2%
Burglary2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 2.7km

Crime is +13% 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£4,286/m²
Price per ft²£398/ft²
Avg floor area66.5 m²

EPC breakdown

B
9%
C
5%

Based on 14 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£166,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2025 · CAGR

+-1.9%

Total change

-19%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.3%

per year

Acceleration

-3.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£353k£309k-12.2%2
Brexit uncertainty2017–2019£370k£375k+1.4%1.5
Rate-rise correction2022–2023£313k£304k-2.7%2
Current market2025–2025£285k£285k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.7% alpha

Flat/maisonette-2.7% α
Local
0.2%
District
2.9%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
6.8 min walk
Hendon

Nearby stations

Colindale Underground StationNorthern
7 min walk
Burnt Oak Underground StationNorthern
17 min walk
HendonNational Rail
22 min walk
Kingsbury Underground StationJubilee
22 min walk
Queensbury Underground StationJubilee
27 min walk
No bus stops within 400m

46

Walkability score

72

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

39

Car parks (800m)

10

EV chargers (800m)

3

Fast chargers (800m)

Nearest car park89m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Asda car park
528m

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 waterLOW
Low
Air qualityLOW
NO₂: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.1 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 34%
More green space than 86% of London

Nearest SSSI: Brent Reservoir SSSI — 2.3 km

Energy

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

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 costMedium

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

1 min walk

7

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

11

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketLoon Fung · 247 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

531m

Post office

Nearby shops

Victoria Food & Wine480 m
Q S News483 m
Wenzel's500 m
Costcutter546 m

Nearby cafes

Home Store Cafe151 m
Costa506 m
Bizim Charcoal602 m

Nearby restaurants

McDonald's92 m
Chicken Land231 m
KFC266 m
Bang Bang Oriental Food Hall340 m

Nearby pubs

Chandos Arms166 m
The Moon Under Water579 m
Erins Hope589 m

Nearby gyms

The Gym73 m
Hurricane Room Colindale306 m
PureGym - London Colindale527 m

Nearby pharmacies

Asda421 m
ProCare Pharmacy478 m
Alpha Pharmacy578 m

Nearby health

Willow Tree Family Doctors730 m
Food hygiene (5-star)58% of 127

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

AGT DESIGN LIMITED
B.X BUILDERS LTD

Investment

Investment grade, yield and market outlook

45

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

48.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,168m
Crossrail 2 route11,062m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,066 nationally

1,561

Est. population

16,082/km²

60%

Employed

47%

Degree educated

7.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

34

Community stability

Age profile

29%
22%
27%
14%
Under 1829%
18–3422%
35–4927%
50–6414%
65+8%

Tenure

13%
15%
25%
34%
Own outright13%
Own (mortgage)15%
Private rent25%
Social rent34%
Shared ownership13%

Ethnicity

20%
37%
14%
White British13%
White Other20%
Asian37%
Black13%
Mixed5%
Other14%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine18%
No car household39%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent34%
Private rent25%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
5
Local approval rate
67%
Borough approval rate
66%
Opportunity area
Colindale/Burnt Oak
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
27
Regeneration status
Active
Regeneration investment
£1.4bn
Est. completion
2032

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
120
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)

Zenith House, Zenith House, The Hyde, Colindeep Lane, Colindale, NW9 6EW309 homes
completed
Sarena House, Sarena House, Grove Park, NW9 0EB227 homes
completed
Phases 2 & 3 Former Oriental City, 399, Phases 2 & 3 Former Oriental City, 399, Edgware Road, Kingsbury, NW9182 homes
completed
Brent Works, 120, Brent Works, 120, Colindale Avenue, London,, NW9 5HD104 homes
completed
Former National Grid/Kidstop Premises, corner of, Former National Grid/Kidstop Premises, corner of, Edgware Road, Colindale Avenue, West Hendon, NW984 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 6FD

Full postcodeNW9 6FD
Postcode districtNW9
BoroughLondon Borough of Barnet
WardColindale South
Latitude51.591748
Longitude-0.255575
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