Neighbourhood · Barnet

Burnt Oak & Watling Park: house prices and how the area is changing

Official figures for the Burnt Oak & Watling Park neighbourhood of Barnet, England (ONS area Barnet 024). Headline figures assembled 11 October 2026. Additional local information checked 13 October 2026. Postcodes HA8, NW9. Figures that read a point use the neighbourhood's centre, near HA8 0SR.

A neighbourhood with below-average incomes, with signals pointing away from gentrification

Burnt Oak & Watling Park is a neighbourhood with below-average incomes. But area signals point away from gentrification against Barnet (4 of 22 signals falling, none rising). Houses here typically resell for £460,000 and flats for £248,400 (median resale prices, 2023-2025). Recorded crime is higher than across Barnet (1.5 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Burnt Oak, is about a 1-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£460,000

Median resale price of houses in the neighbourhood, 2023-2025; +15% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£248,400

Median resale price of flats in the neighbourhood, 2023-2025; -10% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Below average income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Moving the other way

Weighted balance -0.15; 0 of 22 signals up, 4 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 2 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 7 small areas range from decile 2 to 4.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£59,900

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.5 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Burnt Oak & Watling Park sits in Barnet

Typical house price: 2nd lowest of the 41 neighbourhoods in Barnet with enough house sales for one
Typical flat price: the lowest of the 39 neighbourhoods in Barnet with enough flat sales for one
Average household income: the lowest of 42 neighbourhoods in Barnet

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Burnt Oak & Watling Park

Median resale price of houses each year here and across Barnet, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Barnet, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

0 of 22 counted signals point towards rising affluence against Barnet, 4 the other way and 18 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Falling behind the borough

Recorded crime
Anti-social behaviour
Air quality
Borough against the region

Stations and schools nearby

Nearest stations

Burnt Oak Underground station, about a 1-minute walk from the neighbourhood's centre (80 m in a straight line).
Mill Hill Broadway Railway station, about a 19-minute walk from the neighbourhood's centre (1.5 km in a straight line). About 13 trains an hour leave between 07:00 and 19:00 on a weekday: Thameslink to St Albans City (about 14 min) and Sutton (London) (72 to 78 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Shalom Noam Primary School 250 m from the neighbourhood's centre. Ofsted: Good (Jun 2023).
Nearest state secondary school Saracens High School 1.2 km from the neighbourhood's centre. Ofsted: Good (May 2022).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Burnt Oak & Watling Park

What is the typical house price in Burnt Oak & Watling Park?

£460,000. Median resale price of houses in the neighbourhood, 2023-2025; +15% against 2017-2019.

How does Burnt Oak & Watling Park compare with the rest of Barnet?

Typical house price: 2nd lowest of the 41 neighbourhoods in Barnet with enough house sales for one. Typical flat price: the lowest of the 39 neighbourhoods in Barnet with enough flat sales for one. Average household income: the lowest of 42 neighbourhoods in Barnet.

Is Burnt Oak & Watling Park an affluent area?

Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Burnt Oak & Watling Park gentrifying?

Moving the other way. Weighted balance -0.15; 0 of 22 signals up, 4 down, against the borough.

What is the nearest station to Burnt Oak & Watling Park?

Burnt Oak. Underground station, about a 1-minute walk from the neighbourhood's centre (80 m in a straight line).

Which state schools are nearest to Burnt Oak & Watling Park?

Nearest state primary school. Shalom Noam Primary School. 250 m from the neighbourhood's centre. Ofsted: Good (Jun 2023). Nearest state secondary school. Saracens High School. 1.2 km from the neighbourhood's centre. Ofsted: Good (May 2022).

Each answer repeats a figure shown above, with its source there.

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Nearby neighbourhoods in Barnet

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.