Neighbourhood · Barnet

Hadley Wood: house prices and how the area is changing

Official figures for the Hadley Wood neighbourhood of Barnet, England (ONS area Barnet 002). Headline figures assembled 11 October 2026. Additional local information checked 13 October 2026. Postcodes EN4, EN5. Figures that read a point use the neighbourhood's centre, near EN5 5HS.

An affluent neighbourhood, showing some signs of gentrification

Hadley Wood is an affluent neighbourhood; it shows some signs of gentrification against Barnet (4 of 22 signals rising, 2 falling). Houses here typically resell for £725,000 and flats for £372,000 (median resale prices, 2023-2025). Recorded crime is lower than across Barnet (0.8 times the borough's rate), schools nearby are improving faster than the council's and the nearest station, New Barnet, is about a 9-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

£725,000

Median resale price of houses in the neighbourhood, 2023-2025; +21% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£372,000

Median resale price of flats in the neighbourhood, 2023-2025; +6% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Affluent

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

Some signs

Weighted balance +0.08; 4 of 22 signals up, 2 down, against the borough.

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

Deprivation

Decile 7 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 3 to 8.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£72,200

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

Source: Office for National Statistics

Recorded crime

0.8 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

Faster than the council's

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

Source: Ofsted, Department for Education

Where Hadley Wood sits in Barnet

Typical house price: 15th lowest of the 41 neighbourhoods in Barnet with enough house sales for one
Typical flat price: 16th lowest of the 39 neighbourhoods in Barnet with enough flat sales for one
Average household income: 12th 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 Hadley Wood

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

4 of 22 counted signals point towards rising affluence against Barnet, 2 the other way and 16 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.

Rising against the borough

Income deprivation ranking
Schools improving
Catching up with neighbouring areas
Homes selling

Falling behind the borough

Single-person households under 65
Borough against the region

Stations and schools nearby

Nearest stations

New Barnet Railway station, about a 9-minute walk from the neighbourhood's centre (680 m in a straight line). About 7.8 trains an hour leave between 07:00 and 19:00 on a weekday: Great Northern and Thameslink to Welwyn Garden City (about 19 min); Great Northern to Moorgate (about 31 min).
High Barnet Underground station, about a 12-minute walk from the neighbourhood's centre (940 m in a straight line).

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 Cromer Road Primary School 210 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2022).
Nearest state secondary school JCoSS 850 m from the neighbourhood's centre. Ofsted: Good (Nov 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 Hadley Wood

What is the typical house price in Hadley Wood?

£725,000. Median resale price of houses in the neighbourhood, 2023-2025; +21% against 2017-2019.

How does Hadley Wood compare with the rest of Barnet?

Typical house price: 15th lowest of the 41 neighbourhoods in Barnet with enough house sales for one. Typical flat price: 16th lowest of the 39 neighbourhoods in Barnet with enough flat sales for one. Average household income: 12th lowest of 42 neighbourhoods in Barnet.

Is Hadley Wood an affluent area?

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

Is Hadley Wood gentrifying?

Some signs. Weighted balance +0.08; 4 of 22 signals up, 2 down, against the borough.

What is the nearest station to Hadley Wood?

New Barnet. Railway station, about a 9-minute walk from the neighbourhood's centre (680 m in a straight line). About 7.8 trains an hour leave between 07:00 and 19:00 on a weekday: Great Northern and Thameslink to Welwyn Garden City (about 19 min); Great Northern to Moorgate (about 31 min).

Which state schools are nearest to Hadley Wood?

Nearest state primary school. Cromer Road Primary School. 210 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2022). Nearest state secondary school. JCoSS. 850 m from the neighbourhood's centre. Ofsted: Good (Nov 2022).

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

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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.