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Neighbourhood profile
Burnt Oak
Barnet, London
PocketsBurnt Oak & Watling Park (Watling Park · Silk Stream Park · Burnt Oak Broadway · Montrose Playing Fields · Burnt Oak Brook · west · Silk Stream)Mill Hill Broadway (Montrose Avenue · Watling Park · Watling Avenue · Woodcroft Park)Edgware Central (Dean's Brook · Burnt Oak Brook)
Burnt Oak sits on the Edgware Road in north-west Barnet, one of inner-suburban London's first-wave Tube-led developments grown up around the Northern line station that opened in 1924. The character is layered: council cottage estates built by the London County Council after the First World War, interwar semis behind them, and a busy high street in between. Over half the ward falls inside a conservation area, and the listed stock includes the Grade II Aeroville, a neo-Georgian terrace built in 1917 by the Grahame-White aircraft company to house workers at the Hendon airfield just to the south-east. Thirty-seven outstanding-rated schools fall within walking or short-bus range, and Fryent-edge green space pushes green coverage close to sixty hectares. The downsides are the usual trade-offs of an Edgware Road ward: moderate air quality along the A5 itself, a high street that can feel worn rather than polished, and a cultural scene that runs to everyday food and retail rather than destination venues.
- Strongest69Nature Access
Strong access to green space and waterways
- Also strong57Property prices & growth
Strong combination of affordability, price momentum and turnover
- Watch out9Area development
Little recent major-development activity
At a glance
- Good public-transport access
- 5 listed buildings
- 54.2% covered by a conservation area
- 5 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Montrose Playing Fields (13 hectares)
- 145 open venues (105 food and drink, 40 other)
13 pockets across 3 named areas · coloured by overall score.See on full map ↗
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Aeroville was built in 1917 by the Grahame-White aircraft company to house workers at Hendon airfield and is now Grade II listed.
Burnt Oak, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
57Better than 71% of London
How scores work - Purchase affordability70
- Rent affordability90
- Price momentum (5yr)57
- Activity (turnover)16
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Burnt Oak: 107 sales recorded (2025)32-yr price trend £—
Safety
49Better than 50% of London
- Personal safety43
- Property crime57
- Anti-social behaviour48
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Burnt Oak: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
47Better than 56% of London
Median public-transport access is good (TfL PTAL 4.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Burnt Oak: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
54Better than 59% of London
- Air quality68
- Quietness30
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
17Better than 30% of London
- Nightlife0
- Dining14
- Arts & culture7
- Retail & shops14
- Sports & recreation0
- Independent scene29
- Vitality (openings, diversity)31
145 open venues nearby — 105 food & drink, 40 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Burnt Oak: the mix behind 145 open venues—% independent
Education
55Better than 60% of London
- Primary schools58
- Secondary schools52
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Burnt Oak: 11 schools, each with its inspection record
Heritage
31Better than 45% of London
5 listed buildings · 54% under a conservation area
- AerovilleGrade II
- 1-9 Buckle CourtGrade II
- 10, 11 and 12 Ruddock CloseGrade II
From Historic England's National Heritage List for England.
Nature Access
69Better than 72% of London
- Green spaces91
- Waterways25
Largest green space: Montrose Playing Fields (13 ha). ~60 ha of green space in total.
Area development
9Better than 70% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Burnt Oak
For Burnt Oak: 107 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min11 schools' inspection records145 venues mapped
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What's changing in Burnt Oak
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The last 90 days here: new approvals, venue openings and closures, school inspections, score shifts. Subscription only.
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Burnt Oak, quick answers
- Is Burnt Oak safe?
- Burnt Oak scores 49 for safety, based on street-level recorded crime (police.uk) — mid-table for London. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Burnt Oak a good place to live?
- Burnt Oak scores 43 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are nature access (69) and property prices & growth (57); its weakest is area development (9). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Burnt Oak?
- Good public-transport access: Transport for London rates the typical spot in Burnt Oak 4 on its 0–8 public-transport access scale, which puts the ward at 47 for connectivity relative to the rest of London.
- Is Burnt Oak expensive to buy in?
- Relative to the rest of London, Burnt Oak is mid-priced by London standards: its purchase-affordability score is 14/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Burnt Oak?
- Burnt Oak scores 55 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 5 schools within a kilometre hold an Outstanding rating.
Where else to look
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- Osterley & Spring Grove · Hounslow
- Crystal Palace & Upper Norwood · Croydon
- Ravensbury · Merton
- Isleworth · Hounslow
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Neighbourhood matches
Find areas that score like this one, with the price difference for each.
Nearby wards
- Colindale North · Barnet
- Colindale South · Barnet
- Edgware · Barnet
- Mill Hill · Barnet
- Kingsbury · Brent
- Queensbury · Brent
- Canons · Harrow
- Edgware · Harrow
More affordable, similar areas
- Cricket Green · MertonMore affordable
- Barnhill · BrentMore affordable
- Wealdstone South · HarrowMore affordable
- Park Hill & Whitgift · CroydonMore affordable
- Bellingham · LewishamMore affordable
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