West Hendon · Barnet · Hendon constituency · 51.58686, -0.24505

NW9 6QY— West Hendon, Barnet

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

The family fortress

 

Schools 100%Safety 75/100Transport 25/100Yield 4.59%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
56
Safety
75
Schools
90
Transport
25
Environment
68
Investment
59

The bottom line

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

The catches: 56 min to london bridge — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Toggle the things that matter to you — see how NW9 6QY scores on each.

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Location

NW9 6QY

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 6QY

🛡️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 6QY 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 · 3 min walk

KS2: 106.1

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 19 min walk

P8: +0.42A8: 55.2

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 58 min walk

4 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.2km

Crime is +56% above London average

Property

Prices, sales volume and market trends

Avg floor area60.2 m²

EPC breakdown

B
2%
C
13%
D
3%
E
1%

Based on 19 properties · Confidence: medium

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 costMedium
Rebuild cost estimate£150,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £125k–£150k · P75: £125k–£150k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£135k£135k+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
12.1 min walk
Hendon

Nearby stations

HendonNational Rail
11 min walk
Colindale Underground StationNorthern
13 min walk
Hendon Central Underground StationNorthern
17 min walk
Burnt Oak Underground StationNorthern
28 min walk
Kingsbury Underground StationJubilee
29 min walk
No bus stops within 400m

25

Walkability score

10

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

41

Car parks (800m)

12

EV chargers (800m)

3

Fast chargers (800m)

Total spaces (800m)4
Nearest car park83m
Santander docks (800m)0
Nearest cycle dock5.2 km

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 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: 9.2 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 61%
More green space than 78% of London

Nearest SSSI: Brent Reservoir SSSI — 1.7 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

COLINDALE MEDICAL CENTRE LP

61 COLINDEEP LANE, COLINDALE, NW9 6DJ

7 min walk

69%

Recommend GP

69%

Overall GP experience

4

GPs within 1km

2

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

159

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Moon Under Water (408 m)

Nearest supermarketColindale Food Centre · 447 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)

493m

Post office

Nearby shops

S R Food and Drinks207 m
Best Deal Food & Wine415 m
Londis421 m
Daily Delights London Mini Market440 m

Nearby cafes

Bizim Charcoal437 m
Costa501 m
The Upper Crust Cafe967 m
Simple Treats1.0 km

Nearby restaurants

Baskin-Robbins411 m
Sam's Chicken426 m
Sambal Express448 m
New Jersey Chicken469 m

Nearby pubs

The Moon Under Water408 m
Erins Hope445 m
The Beaufort1.1 km

Nearby gyms

Hurricane Room Colindale661 m
Old Master Gym772 m
PureGym - London Colindale1.0 km
Park View healthclubs1.1 km

Nearby pharmacies

Alpha Pharmacy452 m
ProCare Pharmacy468 m
McParland Pharmacy1.1 km

Nearby health

GP Private1.1 km
The Park Clinic1.1 km
Food hygiene (5-star)56% of 45

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

JUNOVEDA LIMITED

Investment

Investment grade, yield and market outlook

59

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 score15/100
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

24.3

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,267m
Crossrail 2 route10,153m

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)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
10
Local approval rate
80%
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)
3

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 6QY

Full postcodeNW9 6QY
Postcode districtNW9
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.586861
Longitude-0.245052
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
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