West Hendon · Barnet · Hendon constituency · 51.57676, -0.24039

NW9 7FP— West Hendon, Barnet

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 38/100Yield 4.48%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
69
Schools
60
Transport
38
Environment
89
Investment
70

The bottom line

NW9 7FP offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £415,094 median — strong value for Families and Investors who can accept its trade-offs.

The catches: 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 7FP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-20.2% vs London avg
vs London income-1.0% vs London avg
vs London crime+110.0% vs London avg

Deep-dive guides for NW9 7FP

🛡️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🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How NW9 7FP 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 · 7 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 45 min walk

2 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.6km

Crime is +110% above London average

Property

2 Jul

Prices, sales volume and market trends

£415,094

Median sale price

20% below London median

£415,094 is 20% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)41
New build100.0%
Avg flat£415,094
Price per m²£7,602/m²
Price per ft²£706/ft²
Avg floor area54.6 m²

EPC breakdown

B
41%

Based on 41 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

Stamp duty

Standard buyer£8,255
First-time buyerFTB
£0
Additional propertyBTL/2nd
£20,708

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.0×

Price-to-income

£2,077/mo

Est. mortgage

High

Market activity

35d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£136,500
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.23 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,898
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £400k–£450k · P75: £400k–£450k · 41 sales

Property Type Mix

Total: 41 sales

Flat/maisonette100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2024£415k£415k+0%41

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Sales Volume75

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
5 min walk
Hendon Central Underground StationNorthern
15 min walk
Brent Cross Underground StationNorthern
23 min walk
Colindale Underground StationNorthern
27 min walk
Neasden Underground StationJubilee
33 min walk
No bus stops within 400m

50

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

4.4 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

38

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park181m
Santander docks (800m)0
Nearest cycle dock4.4 km

Nearby car parks

🅿️
Hendon Station Car Park
460m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.1 km away✗ Not Green Belt✗ Not AONB95% green spaceTree canopy: 22%
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: 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

4 min walk

66%

Recommend GP

66%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBMI Hendon Hospital · 2.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

129

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food - Hendon - West Hendon Broadway · 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)

956m

Post office

Nearby shops

Yasrib Halal Meat84 m
S R Food and Drinks1.0 km

Nearby cafes

Coffee Mate133 m
Simple Treats167 m
The Upper Crust Cafe211 m

Nearby restaurants

Aladin's Kebabish86 m
Kabul Kebab101 m
Captain Hook's Fish & Chips110 m
Shahi Restaurant110 m

Nearby pubs

O'Hanlons109 m

Nearby gyms

Old Master Gym644 m

Nearby health

Vivian Avenue Dental Clinic864 m
Food hygiene (5-star)24% of 45

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

CREATIVE MINDS TUTORS LTD
ETER DYNAMIC LIMITED
GROOVY CARS LTD
THE POSTPARTUM BODY COACH LTD

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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
4.5% (average)London avg: 3.8%Strong yield — top 25% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

High

Market activity

35d

Est. days to sell

100/100

Velocity score

Future outlook

51.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,254m
Crossrail 2 route9,206m

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%
Price vs London-20.2%

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)
3
Planning apps (3 years)
7
Local approval rate
67%
Borough approval rate
66%
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)
100
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£415,094)

£8,255

Standard buyer

£0

First-time buyer

Save £8,255

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Barnet with nearby boroughs:

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Key facts for NW9 7FP

Full postcodeNW9 7FP
Postcode districtNW9
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.576756
Longitude-0.240390
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