West Hendon · Barnet · Hendon constituency · 51.57981, -0.25141

NW9 7HE— West Hendon, Barnet

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

The family fortress

 

Schools 100%Safety 81/100Transport 24/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
58
Safety
81
Schools
60
Transport
24
Environment
88
Investment
47

The bottom line

NW9 7HE 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 catch: 59 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

NW9 7HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for NW9 7HE

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

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“The family fortress”

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How NW9 7HE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Hyde School

Not yet inspected · Inspected Mar 2025 · 5 min walk

KS2: 107.0

—

Secondary

E-ACT Crest Academy

Not yet inspected · 24 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 · 48 min walk

3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hendon Fire Station · 1.9km

Crime is 7% below 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£6,576/m²
Price per ft²£611/ft²
Avg floor area66.6 m²

EPC breakdown

C
27%
D
62%
E
3%
F
1%
G
1%

Based on 94 properties · Confidence: high

Street mix

Semi 21%Terraced 79%

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£166,500
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)
RoofPitched, 150 mm loft insulation
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

1995–2025 · CAGR

+6.7%

Total change

+592%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.4%

per year

Acceleration

+10.87

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £450k–£500k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached21.3%
Terraced78.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£123k+95.2%2.8
Post-dot-com plateau2001–2004£129k£221k+71%2.3
Pre-crash peak2005–2007£223k£248k+11.4%2
GFC & correction2009–2012£250k£248k-0.8%2.3
Help-to-Buy recovery2013–2016£310k£405k+30.6%1.7
Brexit uncertainty2017–2019£405k£385k-4.9%1
Pandemic surge2020–2021£465k£448k-3.8%3.5
Rate-rise correction2022–2023£475k£430k-9.5%1
Current market2025–2025£436k£436k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Weakest performer

Semi-detached

-0.4% alpha

Terraced+0% α
Local
7.1%
District
7.1%
Semi-detached-0.4% α
Local
13.6%
District
14%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

46out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing14
Trend Position75

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
20.9 min walk
Hendon

Nearby stations

HendonNational Rail
11 min walk
Colindale Underground StationNorthern
22 min walk
Hendon Central Underground StationNorthern
22 min walk
Kingsbury Underground StationJubilee
25 min walk
Brent Cross Underground StationNorthern
33 min walk
No bus stops within 400m

15

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge ★59 min
Victoria62 min ↑
Waterloo62 min ↑
Canary Wharf69 min ↑
City67 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 park79m
Santander docks (800m)0
Nearest cycle dock4.8 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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB90% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Brent Reservoir SSSI — 1.0 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

WAKEMANS HILL SURGERY

1 WAKEMANS HILL AVENUE, NW9 0TA

10 min walk

71%

Recommend GP

71%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 2.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Erins Hope (813 m)

Nearest supermarketColindale Food Centre · 884 m
1 tennis courts1 sports halls

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)

858m

Post office

Nearby shops

S R Food and Drinks694 m
Best Deal Food & Wine771 m
Londis780 m
Daily Delights London Mini Market807 m

Nearby cafes

The Upper Crust Cafe768 m
Bizim Charcoal803 m
Costa884 m
Jane's Garden Café922 m

Nearby restaurants

4 in One765 m
Baskin-Robbins766 m
Sam's Chicken787 m
Sambal Express818 m

Nearby pubs

Erins Hope813 m
The Moon Under Water851 m

Nearby gyms

Old Master Gym246 m
Silver Jubilee Park392 m
Hurricane Room Colindale1.1 km

Nearby pharmacies

Alpha Pharmacy822 m
ProCare Pharmacy949 m
Food hygiene (5-star)82% of 11

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

1914 BRANDS LIMITED
A NATURAL WOOD DESIGNS LTD
AE CLINICAL CONSULTING LIMITED
AGRICWEALTH UK LTD
ANNOMO HEALTH LIMITED

+12 more

Investment

Investment grade, yield and market outlook

47

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 months1

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

8/100

Velocity score

Future outlook

39.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,048m
Crossrail 2 route10,026m

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

SuburbanHigh 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)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
7
Local approval rate
100%
Borough approval rate
66%
Historic landfill (400m)
2
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
387 homes · Homebase, Rookery Way, London, NW9 6SS, NW9 6SS
Pipeline pressure
NONE

Named schemes (500m)

NORTHGATE CLINIC, NORTHGATE CLINIC, NORTHGATE DRIVE, GOLDSMITH AVENUE, NW935 homes
completed
REAR OF, 8B&C, REAR OF, 8B&C, TALGARTH WALK, GOLDSMITH AVENUE, NW926 homes
completed
60, 60, Goldsmith Avenue, NW9 7EX2 homes
completed
42, 42, Fryent Grove, West Hendon, NW9 7HG2 homes
completed
58, 58, Goldsmith Avenue, West Hendon, NW9 7EX2 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 7HE

Full postcodeNW9 7HE
Postcode districtNW9
BoroughLondon Borough of Barnet
WardWest Hendon
Latitude51.579807
Longitude-0.251414
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