Postcode · London

NW9 5BS area guide

Who lives in NW9 5BS, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Burnt Oak & Watling Park
Council: Barnet
Region: London
Neighbourhood population: 1,780 (2024)

NW9 5BSLondon

At a glance

What NW9 5BS is like

NW9 5BS is a postcode in the Burnt Oak & Watling Park area of Barnet. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,780 people. 24.4% of households own their home, 34.7% rent privately and 40% are in social housing. The largest age group is 45–49, and 55% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is more than double the England and Wales average. Homes in NW9 5 sold for a median of £350,000 over the year to August 2026.

Scores

How NW9 5BS compares

Headline figures for NW9 5BS, set against England as a whole.

AffluenceMore

2.0/ 10

More deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

9/ 10

Higher than most: 75.1 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£350,000

Median over 95 sales in NW9 5, −7.9% on the year before.

TransportMore

6.0/ 10

Very good: 5 stations within a mile, 38 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 20 inspected schools within 1 mile.

Household incomeMore

£59,921

Average annual income before tax, higher than 67% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where NW9 5BS differs most from the national average.

01
A big private rental marketPositive
34.7% of households rent privately, against 20.5% across England. Tenant demand is established here.
02
A student area
11.2% of adults are full-time students, against 7.9% across England. Expect HMO demand and term-time turnover.
03
Higher crime than mostLook closer
75.1 higher-harm crimes per 1,000 people a year, against 31.1 across England and Wales.
04
More deprived than mostLook closer
Scores 2.0 out of 10 on the English Indices of Deprivation 2025 (where 1 is most deprived). Yields can be higher, but check tenant demand street by street.
05
A lot of social housingLook closer
40% of homes are social housing, against 17.1% across England.

Questions

NW9 5BS FAQs

Is NW9 5BS a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 2.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 75.1 per 1,000 people a year, band 9 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 6.0 out of 10 (very good).

How much does a house cost in NW9 5BS?

The median sale price over the last year was £350,000.

Homes in NW9 5 sold for a median of £350,000 across 95 sales in the year to August 2026, −7.9% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is NW9 5BS safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 75.1 offences per 1,000 people a year around NW9 5BS, more than double the 31.1 average across England and Wales, band 9 of 10.

Who lives in NW9 5BS?

Age, home ownership and housing from the census.

The largest age group is 45–49, at 8.7% of residents. 24.4% of households own their home. The most common property type is purpose-built flat (48.4%).

Which council covers NW9 5BS?

The local authority for NW9 5BS is Barnet.

NW9 5BS comes under Barnet in London. Council tax, planning applications and bin collections are handled there.

How well connected is NW9 5BS?

Connectivity scores 6.0 out of 10.

There are 38 bus stops within 800m and 5 stations and tram stops within a mile, scoring 6.0 out of 10 (very good). The nearest station is Burnt Oak Station, 0.4 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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