West Hendon · Barnet · Hendon constituency · 51.57779, -0.24156

NW9 7FD— West Hendon, Barnet

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

London's quiet achiever

 

Safety 81/100Transport 39/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
54
Safety
81
Schools
—
Transport
39
Environment
90
Investment
49

The bottom line

NW9 7FD offers low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby; 53 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 7FD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for NW9 7FD

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

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Postcode Personality

🚇 Well-Connected🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How NW9 7FD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

The Hyde School

Not yet inspected · Inspected Mar 2025 · 9 min walk

KS2: 107.0

—

Secondary

E-ACT Crest Academy

Not yet inspected · 20 min walk

P8: +0.03A8: 42.6

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.7 incidents per 1,000 residents

Better than 54% of London
→ Stable

-3% vs borough

Crime by type

Other31%
Violence & sexual offences24%
Anti-social behaviour20%
Burglary8%
Vehicle crime5%
Drug offences5%
Robbery4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.5km

Crime is 7% below 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£8,316/m²
Price per ft²£773/ft²
Avg floor area74.8 m²

EPC breakdown

B
105%
C
2%

Based on 107 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£187,000
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.25 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,898
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2025 · CAGR

+4.2%

Total change

+28%

Market Activity

Price Velocity & Acceleration

Current Velocity

+65.9%

per year

Acceleration

+88.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 59 sales

Property Type Mix

Total: 59 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£487k£487k+0%53
Rate-rise correction2022–2022£488k£488k+0%1
Current market2024–2025£375k£622k+65.9%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.6% alpha

Flat/maisonette-3.6% α
Local
-5.1%
District
-1.5%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3

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
14.5 min walk
Hendon

Nearby stations

HendonNational Rail
4 min walk
Hendon Central Underground StationNorthern
15 min walk
Brent Cross Underground StationNorthern
24 min walk
Colindale Underground StationNorthern
26 min walk
Kingsbury Underground StationJubilee
34 min walk
No bus stops within 400m

49

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

4.5 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

39

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park83m
Santander docks (800m)0
Nearest cycle dock4.5 km

Nearby car parks

🅿️
Hendon Station Car Park
384m

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: 21.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 89% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB97% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 0.7 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

HENDON WAY SURGERY

215 WEST HENDON BROADWAY, NW9 7DG

2 min walk

66%

Recommend GP

66%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 2.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

128

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketWay 2 Save · 114 m
1 tennis courts

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)

948m

Post office

Nearby shops

Yasrib Halal Meat189 m
S R Food and Drinks911 m

Nearby cafes

Simple Treats113 m
The Upper Crust Cafe122 m
Coffee Mate264 m

Nearby restaurants

Paro’s Italian Food111 m
Vitale116 m
4 in One123 m
Captain Hook's Fish & Chips169 m

Nearby pubs

O'Hanlons178 m

Nearby gyms

Old Master Gym513 m

Nearby health

Vivian Avenue Dental Clinic845 m
Food hygiene (5-star)27% of 45

Business

Local businesses registered here

Active businesses
21
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

3 YEARS AHEAD LTD
AKRIVIA BIOMEDICS LIMITED
ASA MARKET LTD
CSHEP LTD
DWARAKAMAYI LIMITED

+15 more

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

49.7

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,392m
Crossrail 2 route9,340m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,189 nationally

2,110

Est. population

7,019/km²

67%

Employed

53%

Degree educated

£41,600

Median income

6.2%

Claimant rate

Inner cityHigh densityEstablished mixed

39

Community stability

Age profile

19%
35%
23%
14%
Under 1819%
18–3435%
35–4923%
50–6414%
65+10%

Tenure

31%
31%
27%
Own outright10%
Own (mortgage)31%
Private rent31%
Social rent27%
Shared ownership2%
Rent free0%

Ethnicity

24%
21%
24%
White British24%
White Other21%
Asian24%
Black13%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household44%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent31%
Social rent27%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
7
Local approval rate
67%
Borough approval rate
66%
Historic landfill (400m)
2
Opportunity area
Brent Cross/Cricklewood
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£4.7bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
98
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
Hanway House, 306 & 308, Hanway House, 306 & 308, West Hendon Broadway, West Hendon, NW9 6AE9 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 7FD

Full postcodeNW9 7FD
Postcode districtNW9
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.577790
Longitude-0.241562
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