West Hendon · Barnet · Hendon constituency · 51.58618, -0.24398

NW9 6QB— West Hendon, Barnet

Location and area intelligence for NW9 6QB, West Hendon, Barnet

The family fortress

 

Schools 100%Safety 75/100Transport 27/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
55
Safety
75
Schools
90
Transport
27
Environment
68
Investment
49

The bottom line

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

The catches: 56 min to london bridge — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW9 6QB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for NW9 6QB

🛡️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 6QB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Colindale Primary School

Not yet inspected · 4 min walk

KS2: 106.1

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 20 min walk

P8: +0.42A8: 55.2

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 · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.5 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+63% vs borough

Crime by type

Other31%
Violence & sexual offences24%
Vehicle crime19%
Anti-social behaviour9%
Burglary8%
Robbery4%
Theft3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.1km

Crime is +56% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£3,462/m²
Price per ft²£322/ft²
Avg floor area43.6 m²

EPC breakdown

B
1%
C
5%
D
7%
F
1%

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£109,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2025 · CAGR

+3.5%

Total change

+181%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.6%

per year

Acceleration

-45.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 40 sales

Property Type Mix

Total: 40 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£55k£63k+14.7%2.2
Post-dot-com plateau2001–2004£105k£147k+39.7%3
Pre-crash peak2005–2007£155k£170k+9.7%1.7
GFC & correction2010–2012£175k£190k+8.6%1.7
Help-to-Buy recovery2013–2016£140k£254k+81.1%1.7
Pandemic surge2020–2021£245k£258k+5.1%1
Current market2025–2025£153k£153k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.2% alpha

Flat/maisonette-3.2% α
Local
3.5%
District
6.7%

CAGR over 30yr 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
Bottom 25% — limited connections
Colindale Underground StationNorthern line
13.3 min walk
Hendon

Nearby stations

HendonNational Rail
10 min walk
Colindale Underground StationNorthern
14 min walk
Hendon Central Underground StationNorthern
16 min walk
Burnt Oak Underground StationNorthern
29 min walk
Brent Cross Underground StationNorthern
29 min walk
No bus stops within 400m

16

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria57 min ↑
Waterloo59 min ↑
Canary Wharf64 min ↑
City61 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

46

Car parks (800m)

9

EV chargers (800m)

3

Fast chargers (800m)

Total spaces (800m)4
Nearest car park33m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Hendon Station Car Park
703m

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 waterMEDIUM
Medium
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: 9.1 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 37%
More green space than 78% of London

Nearest SSSI: Brent Reservoir SSSI — 1.6 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

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

HENDON WAY SURGERY

215 WEST HENDON BROADWAY, NW9 7DG

10 min walk

66%

Recommend GP

66%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

149

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Moon Under Water (497 m)

Nearest supermarketColindale Food Centre · 540 m
3 tennis courts

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)

581m

Post office

Nearby shops

S R Food and Drinks212 m
Best Deal Food & Wine492 m
Londis500 m
Daily Delights London Mini Market523 m

Nearby cafes

Bizim Charcoal519 m
Costa591 m
The Upper Crust Cafe872 m
Simple Treats923 m

Nearby restaurants

Baskin-Robbins488 m
Sam's Chicken506 m
Sambal Express533 m
New Jersey Chicken556 m

Nearby pubs

The Moon Under Water497 m
Erins Hope528 m
O'Hanlons1.0 km
The Beaufort1.2 km

Nearby gyms

Old Master Gym724 m
Hurricane Room Colindale761 m
Park View healthclubs1.2 km

Nearby pharmacies

Alpha Pharmacy536 m
ProCare Pharmacy566 m

Nearby health

GP Private1.1 km
The Park Clinic1.1 km
Food hygiene (5-star)54% of 26

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

A

High street health

Investment

Investment grade, yield and market outlook

49

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months2

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

17/100

Velocity score

Future outlook

31.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,161m
Crossrail 2 route10,048m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,057 nationally

2,255

Est. population

6,414/km²

64%

Employed

43%

Degree educated

£41,600

Median income

7.0%

Claimant rate

SuburbanMedium densityEstablished mixed

44

Community stability

Age profile

25%
22%
23%
17%
14%
Under 1825%
18–3422%
35–4923%
50–6417%
65+14%

Tenure

27%
26%
30%
15%
Own outright27%
Own (mortgage)26%
Private rent30%
Social rent15%
Shared ownership1%

Ethnicity

16%
25%
31%
White British16%
White Other25%
Asian31%
Black12%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine19%
No car household27%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent30%
Social rent15%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
10
Local approval rate
67%
Borough approval rate
66%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

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

Named schemes (500m)

Colindale Telephone Exchange, The Hyde, Colindale, NW9 6LB505 homes
completed
Homebase, Rookery Way, London, NW9 6SS, NW9 6SS387 homes
completed
SOBEK HOUSE, SOBEK HOUSE, ROOKERY WAY, RUSHGROVE PARADE (1-5), NW9 6QE101 homes
completed
1-3, 1-3, ROOKERY WAY, NW922 homes
completed
47-61, 47-61, THE HYDE, NW912 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.8%
Ward turnout
36%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
15
Constituency
Hendon

Councillors

Andrea Lesley BilbowLabour
Rishikesh ChakrabortyLabour
Carrie ReinersLabour

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Key facts for NW9 6QB

Full postcodeNW9 6QB
Postcode districtNW9
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.586180
Longitude-0.243981
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