West Hendon · Barnet · Hendon constituency · 51.57600, -0.23763

NW9 7AA— West Hendon, Barnet

Location and area intelligence for NW9 7AA, West Hendon, Barnet

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 37/100Yield 4.59%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
57
Safety
69
Schools
60
Transport
37
Environment
75
Investment
66

The bottom line

NW9 7AA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 53 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 7AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+110.0% vs London avg

Deep-dive guides for NW9 7AA

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

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“High-connectivity investment target”

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How NW9 7AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Parkfield Primary School

Not yet inspected · 5 min walk

KS2: 103.6

—

Secondary

E-ACT Crest Academy

Not yet inspected · 18 min walk

P8: +0.03A8: 42.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

136.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+119% vs borough

Crime by type

Other24%
Violence & sexual offences23%
Anti-social behaviour19%
Vehicle crime13%
Drug offences9%
Burglary7%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.6km

Crime is +110% above London average

Property

Prices, sales volume and market trends

Avg floor area50 m²

EPC breakdown

C
30%
D
26%
E
5%

Based on 61 properties · Confidence: high

Street mix

Terraced 26%Detached 2%Flat 65%Other 7%

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£125,000
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
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 Trajectory

1995–2023 · CAGR

+7%

Total change

+572%

Market Activity

Price Velocity & Acceleration

Current Velocity

+175.9%

per year

Acceleration

+209.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 44 sales

Property Type Mix

Total: 44 sales

Detached2.3%
Terraced27.3%
Flat/maisonette70.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£90k+50.4%3.5
Post-dot-com plateau2001–2004£102k£150k+47%2.5
Pre-crash peak2005–2007£175k£174k-0.6%1.3
GFC & correction2008–2012£183k£125k-31.5%1.5
Help-to-Buy recovery2013–2016£175k£150k-14.3%1.8
Brexit uncertainty2017–2017£218k£218k+0%1
Pandemic surge2021–2021£145k£145k+0%1
Rate-rise correction2023–2023£400k£400k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Weakest performer

Flat/maisonette

-3.7% alpha

Terraced+0.7% α
Local
9.9%
District
9.2%
Flat/maisonette-3.7% α
Local
4.8%
District
8.5%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Hendon Central Underground StationNorthern line
13.4 min walk
Hendon

Nearby stations

HendonNational Rail
6 min walk
Hendon Central Underground StationNorthern
14 min walk
Brent Cross Underground StationNorthern
21 min walk
Colindale Underground StationNorthern
29 min walk
Neasden Underground StationJubilee
32 min walk
No bus stops within 400m

46

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge ★53 min
Victoria57 min ↑
Waterloo57 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

37

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park61m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Hendon Station Car Park
535m

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed467 Mbps
Median download436 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.0 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 10%
More green space than 94% of London

Nearest SSSI: Brent Reservoir SSSI — 0.8 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

6 min walk

66%

Recommend GP

66%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 2.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

125

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food - Hendon - West Hendon Broadway · 261 m

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)

894m

Post office

Nearby shops

Yasrib Halal Meat150 m
Mini Mart Food & Wine1.1 km

Nearby cafes

Coffee Mate76 m
Simple Treats302 m
The Upper Crust Cafe355 m
Costa877 m

Nearby restaurants

Yellow River41 m
Taza Charcoal Grill & Pizza46 m
Shahi Restaurant100 m
Kabul Kebab111 m

Nearby pubs

O'Hanlons179 m
Whelan's1.1 km

Nearby gyms

The Gym828 m

Nearby health

Vivian Avenue Dental Clinic822 m
Food hygiene (5-star)33% of 58

Business

Local businesses registered here

Active businesses
193
New (last 12 months)
21
Dissolved (last 12 months)
0
Industry diversity
67
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

148 WEST HENDON BROADWAY COMPANY LTD
786-92 BH14 CHARLIE'S LTD
92 LYLA LTD
92 POUTINE LTD
A & A CARS SERVICE LTD

+15 more

Investment

Investment grade, yield and market outlook

66

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

37.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,058m
Crossrail 2 route9,003m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,458 nationally

1,621

Est. population

4,372/km²

62%

Employed

43%

Degree educated

£41,600

Median income

8.9%

Claimant rate

Inner cityMedium densityEstablished mixed

38

Community stability

Age profile

19%
26%
26%
17%
Under 1819%
18–3426%
35–4926%
50–6417%
65+12%

Tenure

20%
28%
41%
Own outright20%
Own (mortgage)28%
Private rent41%
Social rent11%
Shared ownership1%

Ethnicity

17%
29%
29%
White British17%
White Other29%
Asian30%
Black9%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine20%
No car household46%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent41%
Social rent11%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
12
Local approval rate
60%
Borough approval rate
66%
Opportunity area
Brent Cross/Cricklewood
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£4.7bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
115
Largest scheme
298 homes · West Hendon Estate - Phase 3, West Hendon Estate - Phase 3, Ramsey Close, West Hendon, NW9 7QJ
Pipeline pressure
NONE

Named schemes (500m)

West Hendon Estate - Phase 3, West Hendon Estate - Phase 3, Ramsey Close, West Hendon, NW9 7QJ298 homes
completed
Rosemead (West Hendon Estate phase 2a), Rosemead (West Hendon Estate phase 2a), Ramsey Close, West Hendon, NW9 7QJ186 homes
completed
Upper Welsh Harp 117-125 West Hendon Broadway London NW9 7BP43 homes
completed
107, West Hendon Broadway, Colindale, NW9 7BN37 homes
completed
Lakeview Children's And Family Centre, Lakeview Children's And Family Centre, Tyrrel Way, Cool Oak Lane, West Hendon, NW9 7DX8 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 7AA

Full postcodeNW9 7AA
Postcode districtNW9
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.576004
Longitude-0.237633
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