Mortgage Advice in Colindale: Property, Schools & Local Area Guide
Colindale
A buyer’s guide to Colindale — property prices and council tax, schools and their real Ofsted position, transport, healthcare, flood risk, the local lending realities, and the questions worth asking before you commit.
- Quick Answers
- Prices
- Market
- Why Colindale
- Transport
- Schools
- Police & Fire
- Areas
- Healthcare
- Flood
- History
- Beyond the Mortgage
- FAQs
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That’s Family Finance is an FCA-regulated protection adviser (life insurance, critical illness cover and income protection). We do not arrange mortgages ourselves — we introduce you to carefully selected, award-winning, FCA-regulated mortgage advisers, with no obligation.
Figures in this guide were correct when it was produced and do change. Always verify council tax with the local council, school ratings with Ofsted and journey times with the operator before you rely on them. This guide is information, not financial or mortgage advice.
Mortgage Advice in Colindale: Property, Schools & Local Area Guide
Whether you’re buying your first home in Colindale, adding a buy-to-let, remortgaging or simply researching one of north-west London’s fastest-changing districts — a major regeneration zone in the London Borough of Barnet on the Northern line, with thousands of new-build flats, the free RAF Museum London on the former Hendon Aerodrome, and the huge Colindale Gardens, Grahame Park and Beaufort Park developments — this guide covers what buyers and homeowners actually want to know.
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Quick answers about Colindale
Click any question to expand the full detail and sources.
Is Colindale a good place to live?⌄
Yes — a fast-regenerating, well-connected and relatively affordable NW London district.
Yes — Colindale (NW9) is one of north-west London’s biggest regeneration success stories, in the London Borough of Barnet, about eight miles from central London. Over the last two decades it has been transformed from light industry, the old aerodrome and the former newspaper library into thousands of new-build flats, making it one of the more affordable ways into Barnet and hugely popular with first-time buyers, investors and buy-to-let landlords. It has Colindale on the Northern line (direct into the West End and City, with a new step-free station that reopened in 2024), the free RAF Museum London on the former Hendon Aerodrome, the huge Colindale Gardens, Grahame Park and Beaufort Park developments, and the retail parks at The Hyde. The main things to weigh are that it is overwhelmingly a new-build flat market (so leases and service charges matter), still an area of active construction, and near busy roads.
Sources: en.wikipedia.org/wiki/Colindale | rightmove.co.uk — Colindale
Is Colindale expensive?⌄
It is one of the more affordable parts of Barnet; flats often £350,000–£550,000.
Colindale is one of the more affordable ways into the London Borough of Barnet — overwhelmingly a new-build flat market, with one and two-bedroom flats often in the region of £350,000 to £550,000, and larger flats and the less common houses running higher. That relative affordability, combined with the Northern line, the regeneration and strong rental demand, is exactly why it appeals so strongly to first-time buyers, investors and buy-to-let landlords. Prices are still firmly at London levels, and on a new-build flat the lease, ground rent and service charge are as important as the headline price, so always verify current figures via Land Registry data or independent valuation advice for the exact property.
Sources: rightmove.co.uk — Colindale | landregistry.data.gov.uk
Does Colindale have a Tube station?⌄
Yes — Colindale on the Northern line, with a new step-free station.
Yes — Colindale is on the Northern line (Edgware branch, Zone 4), with direct trains into the West End (Leicester Square, Tottenham Court Road) and the City (Bank, Moorgate). The station was completely rebuilt as part of the area’s regeneration and reopened in 2024 with a larger, step-free station to serve the thousands of new homes. Burnt Oak (Northern line) and Hendon Central (Northern line) are also close, and Mill Hill Broadway (Thameslink) is a short distance away. Always check current timetables and service updates before relying on a specific journey.
Sources: tfl.gov.uk — Colindale
What is Colindale known for?⌄
The RAF Museum London, the former Hendon Aerodrome & huge new-build regeneration.
Colindale is known for the RAF Museum London — the big free national aviation museum on Grahame Park Way, on the site of the former Hendon Aerodrome, which is actually in Colindale and was a cradle of British aviation — and for being one of London’s biggest regeneration zones, with the huge Colindale Gardens, Grahame Park and Beaufort Park developments adding thousands of new homes. It was long home to the British Library’s Colindale newspaper library (now closed and moved), and the Metropolitan Police’s main training centre, the Peel Centre (Hendon Police College), is on Aerodrome Road here. It sits in the London Borough of Barnet, on the Northern line.
Sources: en.wikipedia.org/wiki/Colindale
Where is the nearest A&E to Colindale?⌄
Barnet Hospital, the Royal Free (Hampstead) or Northwick Park.
The nearest major hospitals with 24-hour A&E departments are Barnet Hospital (Royal Free London NHS Foundation Trust) at Chipping Barnet, the Royal Free Hospital in Hampstead and Northwick Park Hospital (Harrow), all a drive away, with GP provision locally. As NHS services can be reconfigured and travel times vary, always confirm the nearest current A&E and the arrangements directly with the NHS.
Sources: royalfree.nhs.uk
Is Colindale right for you?
Every town suits some buyers better than others — here is how Colindale rates for the people who most often buy here, and why.
| Buyer type | Rating | Why |
|---|---|---|
| First-time buyers | ★★★★★ | One of the more affordable ways into Barnet — modern one and two-bed flats often £350,000–£550,000, a new step-free Northern line station, and lots of new stock to choose from; check the lease and service charge on each scheme. |
| Buy-to-let landlords | ★★★★★ | Strong, steady rental demand from young professionals and commuters, plenty of new-build flats and a fast Northern line commute make Colindale a well-established investor and buy-to-let area — run the service-charge and yield numbers carefully. |
| Property developers & investors | ★★★★★ | One of London’s biggest regeneration zones — Colindale Gardens, Grahame Park and Beaufort Park — with continuing new supply and rental demand; do full due diligence on ground rent, service charge and management on each scheme. |
| Professionals | ★★★★☆ | A modern flat, a fast Northern line commute into the West End and City, and retail parks and the RAF Museum close by suit young professionals and couples — if you are happy with new-build flat living rather than a period home. |
| Families | ★★★☆☆ | Good and Outstanding schools nearby (The Orion Primary at Grahame Park is Outstanding; Colindale Primary, St James’ Catholic High and Woodcroft are Good) and parks like Montrose and Rushgrove, but the market is dominated by flats and it is still an area of active construction — family houses are scarcer here. |
An honest, at-a-glance summary of what Colindale does brilliantly — and what to weigh carefully — before you commit.
Colindale at a glance
The key facts buyers ask us about most, in one place.
| Fact | Detail |
|---|---|
| County & councils | London (London Borough of Barnet — unparished) |
| Postcode district | NW9 |
| Approx. character | A fast-regenerating, well-connected north-west London district of new-build flats |
| Average house price | Flats often £350,000–£550,000; larger flats & the scarcer houses higher; sources vary |
| Railway | Colindale (Northern line, Zone 4) — direct to the West End & City, new step-free station reopened 2024; Burnt Oak & Hendon Central close; Mill Hill Broadway (Thameslink) nearby |
| Nearest A&E | Barnet Hospital, the Royal Free (Hampstead) or Northwick Park (a drive) — verify with NHS |
| Schools | Good/Outstanding schools in Barnet; The Orion Primary (Outstanding), Colindale Primary, St James’ Catholic High, Woodcroft (Good) |
| Known for | The RAF Museum London (former Hendon Aerodrome), the Colindale Gardens & Grahame Park regeneration, Beaufort Park |
| Character | A regeneration district of modern new-build flats, retail parks and the old aerodrome, in the London Borough of Barnet |
| Roads | The A5 (Edgware Road), the M1 & the North Circular (A406) close by |
| Green space | Montrose Playing Fields, Rushgrove Park, Colindale Park & the Silk Stream open space nearby |
| Council tax (Band D) | £2,132.60 for 2026/27 (Barnet + GLA; verified) — confirm your exact band |
Property prices & council tax in Colindale
Colindale is one of the more affordable ways into the London Borough of Barnet, and its market is dominated by modern new-build flats — from the Colindale Gardens, Grahame Park and Beaufort Park developments and the schemes around the station — with some interwar houses and a scattering of older flats. Published figures vary by property, scheme and floor, so treat the ranges below as a broad guide and verify for the exact home.
| Property type / area | Typical position in the market | Who it suits |
|---|---|---|
| One-bedroom new-build flats | Indicatively around £350,000–£430,000 | First-time buyers; investors; the more accessible ways in |
| Two-bedroom new-build flats | Indicatively around £450,000–£600,000 | Couples, small families, sharers & buy-to-let landlords |
| Three-bed flats & larger apartments | Indicatively around £600,000–£800,000+ | Families wanting more space in a modern block |
| Interwar & older houses | Indicatively around £600,000–£900,000+ | The scarcer houses, mainly on the older streets |
| Colindale average | Overall often £400,000–£550,000 (verify per property) | A broad benchmark for this flat-led market |
What income might you need?
These illustrative figures use roughly 4.5x household income and assume a typical deposit. They are a starting point for budgeting only — not a quote or advice.
£375,000
One-bed flat
~£83,000
household income (guide)
£500,000
Two-bed flat
~£111,000
household income (guide)
£650,000
Larger flat / house (indicative)
~£144,000
household income (guide)
Colindale affordability & stamp duty calculator
A quick, no-obligation way to see roughly what you could borrow in Colindale and what stamp duty you'd pay. Illustration only — real figures depend on the lender and your circumstances.
Illustration only, not a mortgage offer or personalised advice. Lenders' income multiples and criteria vary. Your home may be repossessed if you do not keep up repayments on your mortgage.
Borrowing ready-reckoner (around 4.5× income)
| Yearly income | Rough maximum mortgage |
|---|---|
| £40,000 | ~£180,000 |
| £60,000 | ~£270,000 |
| £75,000 | ~£337,500 |
| £90,000 | ~£405,000 |
| £120,000 | ~£540,000 |
Stamp duty (SDLT) in 2026 — England
| Portion of price | Standard rate | First-time buyer |
|---|---|---|
| Up to £125,000 | 0% | 0% (up to £300,000) |
| £125,001 – £250,000 | 2% | 0% (up to £300,000) |
| £250,001 – £925,000 | 5% | 5% on £300,001–£500,000 (no relief over £500,000) |
| £925,001 – £1.5m | 10% | — |
| Over £1.5m | 12% | — |
Worked examples: a £250,000 home = £2,500 stamp duty (£0 for first-time buyers); a £450,000 home = £12,500 (£7,500 first-time buyer); a £650,000 home = £22,500 (first-time buyer relief doesn't apply over £500,000). An additional-property surcharge of 5% applies to second homes and buy-to-lets.
SDLT rates as at 2026 (England & Northern Ireland). Scotland (LBTT) and Wales (LTT) differ. Figures are a guide — confirm with your conveyancer.
The Colindale property market in depth
Colindale offers one of Barnet’s most active and affordable markets — overwhelmingly modern new-build flats, plus some interwar houses and older flats — with its Northern line connection, its huge regeneration and strong rental demand all driving activity from first-time buyers, investors and landlords.
| Property type | What to expect | Typical guide |
|---|---|---|
| One-bedroom new-build flats | The most accessible way in; very popular with first-time buyers and buy-to-let investors. | £350,000–£430,000 |
| Two-bedroom new-build flats | The core of the market — couples, small families, sharers and landlords. | £450,000–£600,000 |
| Larger apartments | Three-bed and premium flats in the newer blocks — more space in a managed development. | £600,000–£800,000+ |
| Interwar & older houses | The scarcer houses on the older streets — a different, lower-supply part of the market. | £600,000–£900,000+ |
Colindale’s appeal — a relatively affordable, well-connected north-west London district transformed by regeneration, with thousands of modern new-build flats, the free RAF Museum London, the huge Colindale Gardens, Grahame Park and Beaufort Park developments, and a brand-new step-free Northern line station into the West End and City — makes it one of Barnet’s busiest markets, especially for first-time buyers, investors and buy-to-let landlords.
That flat-led mix means budgeting and the right mortgage really matter. New-build, off-plan and shared-ownership flats bring lease length, ground-rent, service-charge, management and (on some blocks) cladding and building-safety questions that lenders assess carefully, and valuations on new-builds can differ from the asking price, so advice pays off. A whole-of-market mortgage adviser helps you match the right lender to your plans — the kind of introduction we can arrange.
What makes Colindale so popular?
Colindale’s appeal is a relatively affordable, fast-regenerating and well-connected north-west London district, with the free RAF Museum London, huge new developments and retail parks, straight into the West End on the Northern line.
The RAF Museum London
The RAF Museum London on Grahame Park Way, on the site of the former Hendon Aerodrome (which is actually in Colindale), is the big free national aviation museum — historic aircraft, hangars and family days out, one of the best-loved free attractions in north London and a defining part of Colindale’s identity.
The regeneration & new neighbourhoods
Colindale Gardens, Grahame Park and Beaufort Park — some of London’s largest regeneration schemes — are transforming the area with thousands of new homes, parks, shops and public spaces, alongside a rebuilt step-free Colindale station.
Retail parks & The Hyde
The retail parks along the Edgware Road at The Hyde — large supermarkets and stores — give easy everyday shopping close to home, with Brent Cross Shopping Centre a short distance away.
Transport & commuting from Colindale
Transport in Colindale is a real strength — the Northern line from a brand-new step-free station, and fast road links. These indicative times are a starting point — always verify current timetables before relying on a specific journey.
| Route | Approx. time | Notes |
|---|---|---|
| Colindale → Camden Town | ~20 min | Direct on the Northern line |
| Colindale → Leicester Square | ~30 min | Direct on the Northern line, for the West End |
| Colindale → Bank | ~35 min | On the Northern line (City branch), for the City |
| Colindale → King’s Cross St Pancras | ~30 min | On the Northern line, for the mainline & Eurostar |
| Colindale → Brent Cross | ~5 min | A short hop on the Northern line, for the shopping centre |
| Mill Hill Broadway → St Pancras | ~20 min | Thameslink from nearby Mill Hill Broadway |
| Colindale → central London by road | ~30–45 min | Via the A5 (Edgware Road) — traffic dependent |
| Colindale → Luton / Gatwick | Via Thameslink at Mill Hill Broadway | For the airports — check connections |
Getting around Colindale
Day-to-day mobility here is worth thinking through — the practical picture.
By Tube
Colindale is on the Northern line (Edgware branch, Zone 4), with direct trains to the West End (Leicester Square, Tottenham Court Road) and the City (Bank, Moorgate) from a new step-free station that reopened in 2024 — a fast, frequent commute, with Brent Cross close by.
By mainline & Thameslink
Nearby Mill Hill Broadway runs Thameslink into St Pancras International, Farringdon and the City, and out to Luton, Gatwick and beyond — a useful second route into town and to the airports.
By car
The A5 (Edgware Road), the M1 and the North Circular (A406) are all close, giving fast links to the wider network — though they also bring traffic on the busiest roads, and parking on new-build schemes is often limited and permit-controlled.
For the airport
Luton and Gatwick are direct on Thameslink from Mill Hill Broadway, and Heathrow is reachable by road via the M1 and M25 — genuinely handy for flights.
On foot & by bike
The new neighbourhoods around Colindale Gardens, Grahame Park and Beaufort Park are designed with walkable streets, squares and parks, with the station, retail parks and the RAF Museum close by, and cycle routes across the area.
For the commute
Colindale suits West End and City commuters especially (via the Northern line), plus drivers using the A5 and M1 — a well-connected, relatively affordable north-west London base.
Schools in Colindale
Barnet is one of London’s strongest boroughs for schools, and Colindale and the surrounding area have several well-regarded Good and Outstanding primaries and secondaries — with new schools added as part of the regeneration. Because catchments and admissions matter — and Barnet is competitive for school places — confirm the current position directly for a specific address.
| School | Type | Inspection | Notes |
|---|---|---|---|
| The Orion Primary School | Primary (state, co-ed, 2–11) | Outstanding | A large primary at Grahame Park, Colindale, rated Outstanding across all areas at its most recent inspection (April 2024) — check the current catchment and admissions. |
| Colindale Primary School | Primary (state, co-ed) | Good | A welcoming, inclusive community primary on Clovelly Avenue, Colindale, which continued to be rated Good at its latest inspection (July 2023) — check catchment and admissions. |
| St James’ Catholic High School | Secondary (state VA, co-ed, 11–18) | Good | A well-regarded Catholic secondary with sixth form on Great Strand, Colindale, rated Good at its latest graded inspection (June 2022), noted for strong pastoral care — check catchment and admissions. |
| Woodcroft Primary School | Primary (state, co-ed, 3–11) | Good | A popular primary on Goldbeaters Grove near Colindale (Burnt Oak), rated Good at its latest inspection (June 2024) — check catchment and admissions. |
| The Compton School | Secondary (state academy, co-ed, 11–18) | Outstanding | A high-performing secondary with sixth form on Summers Lane (North Finchley), within reach of Colindale, rated Outstanding — read the latest report, and check catchment and admissions. |
Map, Police & Fire Services in Colindale
A useful local guide should show the practical services buyers actually check — policing, fire cover, emergency healthcare and the local crime context for Colindale.
Interactive map of Colindale — view it on the online guide at thatsfamilyfinance.co.uk.
Popular parts of Colindale & nearby
Where you buy in Colindale shapes both your budget and your character — from the big new neighbourhoods of Colindale Gardens, Grahame Park and Beaufort Park to the streets around the station and the older houses towards The Hyde. A quick orientation.
Local highlights & days out from Colindale
Colindale packs a landmark free museum, some of London’s largest regeneration schemes, retail parks and a fast step-free commute into one district. A few of the best-loved local highlights.
Sports, leisure & community in Colindale
For a regeneration district, Colindale offers a lot — a landmark free museum, big parks and playing fields, retail parks and a lively, growing local scene.
Days out & culture
The free RAF Museum London is right here, with Brent Cross, the West End and the City a short Northern line ride away — an unusual amount of culture and days out on the doorstep.
The parks & the outdoors
Montrose Playing Fields, Rushgrove Park, Colindale Park and the Silk Stream open space give walking, running, playing fields and playgrounds close by, with new green spaces added as the developments complete.
Shopping & eating out
The retail parks at The Hyde, Brent Cross Shopping Centre nearby, and the shops, cafes and gyms within Beaufort Park and the new neighbourhoods give an increasingly good range of everyday amenities.
Healthcare & local services in Colindale
Healthcare access is reasonable for the area — GP provision locally, with new health facilities added as part of the regeneration, and major A&E departments a drive away at Barnet, the Royal Free and Northwick Park.
The area has GP provision locally, with dentists and pharmacies around the station, the retail parks and the new neighbourhoods, and new health facilities added as part of the regeneration; the nearest major A&E departments are at Barnet Hospital (Chipping Barnet), the Royal Free (Hampstead) and Northwick Park (Harrow). GP and dental registration availability changes over time, so always check directly with a practice about its current catchment before relying on it for a move.
Living in Colindale
Day to day, Colindale is a fast-changing, well-connected north-west London district — the free RAF Museum London, huge new neighbourhoods, retail parks and parks, with the West End and City on the Northern line from a new step-free station. Here is a sense of everyday life.
Colindale has the amenities of a growing, modern district — the retail parks at The Hyde, Brent Cross close by, the shops, cafes and gyms within Beaufort Park and the new neighbourhoods, well-regarded schools, the RAF Museum, Montrose and Rushgrove parks, and a rebuilt step-free Tube station. The big everyday pluses are the relative affordability, the connectivity, the modern homes and the sheer amount of new investment, with green space and community facilities added as the developments complete.
Connectivity for working is generally very good — new-build flats typically come with gigabit full-fibre broadband, so home and hybrid working is very possible, complemented by the Northern line for office days. The main trade-offs are that Colindale is overwhelmingly a new-build flat market (so lease, ground-rent and service-charge questions are central), it is still an area of active construction with some schemes yet to complete, and the main roads bring traffic — but for connectivity, modern homes and relative value it is a strong choice.
| Everyday amenity | In Colindale? | Nearest / notes |
|---|---|---|
| Primary schools | Yes (several) | The Orion (Outstanding), Colindale Primary (Good), Woodcroft (Good) and others; check catchment |
| Secondary schools | Yes (well-regarded) | St James’ Catholic High (Good, with sixth form); The Compton School (Outstanding) nearby; check catchment |
| GP & hospital | Local / A&E a drive | GP provision locally; major A&E at Barnet Hospital, the Royal Free (Hampstead) & Northwick Park |
| Nearest A&E | A drive (Chipping Barnet / Hampstead / Harrow) | Barnet Hospital, the Royal Free & Northwick Park |
| Tube station | Yes | Colindale (Northern line) — new step-free station, direct to the West End & City; Burnt Oak & Hendon Central close |
| Shops | Yes (retail parks & new neighbourhoods) | Retail parks at The Hyde, Brent Cross nearby, plus shops within Beaufort Park and the new schemes |
| Green space | Yes | Montrose Playing Fields, Rushgrove Park, Colindale Park & the Silk Stream open space |
Working & connectivity in Colindale
More people than ever work from home or hybrid, and Colindale is well set up for it — so it’s worth being realistic about connectivity.
Colindale is generally very well served for broadband — the new-build flats and neighbourhoods typically come with gigabit-capable full-fibre, so home and hybrid working is very possible, complemented by the Northern line for office days. Coverage can still vary by exact address, particularly in older interwar houses and flats, so check the specific property on the providers’ and Ofcom’s coverage checkers before you commit.
| Connectivity | Typical picture |
|---|---|
| Fixed broadband | Gigabit full-fibre widely available in the new-build schemes; check older houses and the exact address |
| Mobile coverage | Generally good across the district |
| Tube for office days | Colindale (Northern line) — new step-free station, direct to the West End & City |
| Road & air | A5, M1 & North Circular to the wider network; Luton & Gatwick via Thameslink at Mill Hill Broadway |
Flood risk in Colindale
On flooding, most of Colindale sits at lower risk of river flooding, but the Silk Stream runs through the area and low-lying land and surface water in heavy rain can affect some streets, so it is worth checking carefully for a specific home — particularly a ground-floor flat or a home near the watercourse.
Cost of living & running a home in Colindale
Beyond the mortgage, it helps to picture the ongoing costs of a home here. Indicative only — always confirm for a specific property.
| Typical ongoing cost | Indicative figure | Notes |
|---|---|---|
| Council tax (Band D, 2026/27) | £2,132.60 | Barnet + GLA precept (verified) — many new-build flats are lower bands; confirm your band |
| Service charge (flats) | Varies — often significant | New-build blocks commonly carry service charges of a few thousand pounds a year; check the exact figure, what it covers and any planned increases |
| Buildings insurance | Often within the service charge on flats | On a flat, buildings insurance is usually arranged by the freeholder/management company; check the Silk Stream and surface-water flood risk for ground-floor and low-lying homes |
| Water & wastewater | ~£450–£750/yr | Thames Water area — check the supplier for the address |
| Broadband | ~£30–£50/mth | Gigabit full-fibre widely available in the new-build schemes — check the address |
Financing a home in Colindale
A relatively affordable, well-connected, fast-regenerating district is a rewarding thing to buy into — a few points on the mortgage side are worth understanding first, especially as this is a new-build flat market.
Colindale’s new-build flat market means the right mortgage really matters. New-build, off-plan and shared-ownership flats bring lease length, ground-rent, service-charge, management and (on some blocks) cladding and building-safety questions, and lenders assess new-build valuations, developer incentives and building-safety documentation (such as an EWS1 form where relevant) carefully, so getting the right lender for your circumstances is where good advice pays off. For buy-to-let and investor purchases, lenders look closely at rental cover, service charges and the exact scheme.
A whole-of-market approach really helps here. That’s Family Finance introduces you to carefully selected, FCA-regulated mortgage advisers who search across lenders to fit your circumstances — residential or buy-to-let — and we make sure your protection is set up properly alongside it. Talk to us →
Conveyancing & the searches to expect in Colindale
A few standard checks are worth their weight when buying in Colindale — especially the lease, service charge and building-safety position on a new-build flat, and flood risk near the Silk Stream.
History, heritage & famous connections
Colindale takes its name from an old farm and hamlet on the higher ground of north-west Middlesex, and stayed largely rural — fields, farms and brickearth — until the twentieth century. Two developments transformed it: the pioneering Hendon Aerodrome, established here before the First World War, which made Colindale a cradle of British aviation; and the arrival of the Underground, with Colindale station opening in 1924 and prompting the first waves of suburban housing.
Through the twentieth century Colindale became known for its institutions as much as its housing — the British Library’s Colindale newspaper library (the national newspaper archive, which operated here until 2013 before moving to Boston Spa and St Pancras), the Public Health Laboratory Service, and the Metropolitan Police’s main training centre, the Peel Centre (Hendon Police College), on the old aerodrome site. Colindale was absorbed into the new London Borough of Barnet in 1965. In the twenty-first century it has been transformed again — the aerodrome, the newspaper library and industrial sites giving way to some of London’s largest regeneration schemes at Colindale Gardens, Grahame Park and Beaufort Park, with thousands of new homes, new parks and a rebuilt step-free station, while the RAF Museum keeps the area’s aviation story alive.
Colindale through the ages
A quick timeline of the moments that shaped the town you would be buying into.
| Year | Milestone |
|---|---|
| Rural origins | An old farm and hamlet on the higher ground of north-west Middlesex, largely rural until the twentieth century. |
| Early 20th c. | Hendon Aerodrome, established here before the First World War, makes Colindale a cradle of British aviation — a legacy preserved in today’s RAF Museum London. |
| 1924 | Colindale Underground station opens on the Northern line, prompting the first waves of suburban housing. |
| 20th c. | Home to the British Library’s Colindale newspaper library, the Public Health Laboratory Service and the Metropolitan Police’s Peel Centre (Hendon Police College). |
| 1965 | Colindale is absorbed into the new London Borough of Barnet. |
| 21st c. | Some of London’s largest regeneration schemes — Colindale Gardens, Grahame Park and Beaufort Park — bring thousands of new homes, new parks and a rebuilt step-free station (reopened 2024). |
Famous connections
A few of the people and stories that put Colindale on the map.
The RAF Museum & Hendon Aerodrome
The RAF Museum London on the former Hendon Aerodrome at Grahame Park Way — a cradle of British aviation and today one of north London’s best-loved free attractions, right in Colindale.
The Colindale newspaper library
For most of the twentieth century Colindale was home to the British Library’s newspaper library — the national newspaper archive — until it closed in 2013 and its collections moved to Boston Spa and St Pancras.
The Peel Centre & Hendon Police College
The Metropolitan Police’s main training centre, the Peel Centre (Hendon Police College), on Aerodrome Road in Colindale — long a landmark of the area on the old aerodrome site.
Looking beyond the mortgage
Buying a home in Colindale is a major commitment — and the mortgage is only part of the picture. Whatever you buy, the right protection makes sure the home stays yours if life does not go to plan.
Life cover
Pays out a lump sum if you die during the policy term — typically arranged to clear the mortgage so your family can stay in the home.
Critical illness cover
Pays out if you are diagnosed with a serious illness the policy covers — helping you keep up payments while you focus on recovery.
Income protection
Replaces part of your income if you cannot work due to illness or injury — often the most overlooked, and most valuable, cover of all.
That's Family Finance is an FCA-regulated protection adviser — life insurance, critical illness cover and income protection are what we do. We don't arrange mortgages ourselves; we introduce you to carefully selected, FCA-regulated mortgage advisers, and make sure your protection is set up properly alongside it. Talk to us →
Things people don't always tell you about Colindale
Beyond the brochure, a few honest points worth weighing before you commit to buying here.
Colindale compared with nearby towns
How Colindale sits against the places buyers most often weigh against it — a quick, indicative comparison.
| Town | Rough average price | Station? | Character |
|---|---|---|---|
| Colindale | ~£400k–£550k | Yes (Northern line) | Regeneration district of new-build flats; the RAF Museum; relatively affordable for Barnet |
| Hendon | ~£550k–£700k | Yes (Northern line & Thameslink) | The established, leafy neighbour to the east, with the RAF Museum and Brent Cross Town |
| Mill Hill | ~£650k–£1m | Yes (Northern line & Thameslink) | The greener suburb to the north, with its own Thameslink station |
| Edgware | ~£500k–£800k | Yes (Northern line) | The Northern line terminus to the north-west, with a town centre and its own regeneration |
| Burnt Oak | ~£450k–£650k | Yes (Northern line) | The neighbouring district to the north, on the Northern line, with the Watling Estate |
Pros & cons of living in Colindale
An honest, balanced summary to weigh up.
| In its favour | To weigh carefully |
|---|---|
| A relatively affordable way into Barnet | Overwhelmingly a new-build flat market |
| Northern line from a new step-free station | Still an area of active construction |
| Modern, low-maintenance homes | Service charges and ground rent on flats |
| The free RAF Museum on the doorstep | Fewer period houses and low-rise streets |
| Huge regeneration & investment | Building-safety/cladding checks on some blocks |
| Strong rental demand for landlords | Flood risk near the Silk Stream for low-lying homes |
| Retail parks & Brent Cross close by | A&E is a drive away, not on the doorstep |
Villages & areas around Colindale
Many buyers who love Colindale look just outside it too — a quick guide.
Who tends to move to Colindale?
Understanding your fellow buyers helps you read the market and pitch an offer.
First-time buyers
People wanting a relatively affordable, well-connected way into Barnet — modern one and two-bed flats often £350,000–£550,000 with the Northern line from a new step-free station — where first-time-buyer stamp-duty relief can genuinely help; check the lease and service charge on each scheme.
Buy-to-let landlords & investors
People drawn by strong, steady rental demand, plenty of new-build stock and a fast Northern line commute — run the service-charge, yield and stamp-duty-surcharge numbers carefully on each scheme.
Young professionals
People wanting a modern flat and a fast commute into the West End and City — Colindale offers new homes, gigabit broadband and Northern line connectivity at relatively accessible prices for Barnet.
What your money buys in Colindale
A rough sense of what different budgets tend to secure — indicative only, and hugely dependent on position and condition.
Your move to Colindale, step by step
A simple order of play that keeps things on track.
1. Get your budget straight
Work out your deposit and the true monthly cost (mortgage, council tax, the service charge on a flat, insurance, which flood risk can affect, and SDLT — including first-time-buyer relief or the additional-property surcharge), and get a mortgage in principle so you can move quickly.
2. Do your homework on the property
On a new-build flat review the lease, ground rent, service charge and building-safety position, check the developer and warranty, check river and surface-water flood risk (especially near the Silk Stream and for ground-floor homes), check the school catchment, and confirm your commute — before you fall in love.
3. Line up the right people
A whole-of-market mortgage adviser (residential or buy-to-let), a good surveyor and a local conveyancer will save you time, money and stress. We can introduce you to the first.
Already live in Colindale?
This guide isn't just for people moving in. If you already own here, a few moments now can save a lot later.
If your current mortgage deal is within about six months of ending, it's usually worth reviewing your options rather than drifting onto your lender's standard variable rate, which is often more expensive. And whether or not you're moving, it's worth checking that your protection still matches your life. We can introduce you to a whole-of-market, FCA-regulated mortgage adviser, and review your life cover, critical illness cover and income protection alongside it.
Review my options →In summary: buying in Colindale
If you are weighing up a move to the town, here is the honest bottom line.
Quick tips before you buy in Colindale
- Enjoy the district — the free RAF Museum London, the new neighbourhoods and retail parks on the doorstep.
- Make the most of the transport — Colindale is on the Northern line (direct to the West End and City) from a new step-free station.
- Note the setting — one of London’s biggest regeneration zones, overwhelmingly new-build flats and still partly under construction.
- Check river and surface-water flood risk near the Silk Stream, especially for a ground-floor or low-lying home, and confirm insurance.
- Confirm the council tax and band — Colindale (Barnet) Band D is £2,132.60 for 2026/27 (verified); many new-build flats are lower bands.
- Scrutinise the lease, ground rent, service charge and building-safety position on a new-build flat; use a whole-of-market adviser.
- Verify the nearest current A&E (Barnet Hospital, the Royal Free or Northwick Park) with the NHS.
- On a new-build check the developer, warranty (such as NHBC), tenure and estate-management charges; on an older house get a full building survey.
- For schools, check catchment for The Orion, Colindale Primary and Woodcroft (primary) and St James’ Catholic High (secondary).
- Explore the RAF Museum, the new neighbourhoods and the retail parks to get a feel for the area.
- Note that construction is ongoing in places — ask about timescales and any works near a specific home.
- Get a mortgage agreement in principle before you start viewing in earnest — and, for buy-to-let, check rental cover and the service charge.
- Review your protection at the same time as your mortgage — important for family and investor buyers alike.
- Take your conveyancer’s advice on the lease, service charge, flood and standard searches.
Nearby areas worth considering
If you are weighing Colindale against the surrounding area, these are the places buyers most often compare.
Hendon
The established, leafy neighbour to the east — on the Northern line and Thameslink, with the RAF Museum, Middlesex University and Brent Cross Town.
Mill Hill
The greener suburb to the north, with its own Thameslink station, parks and good schools.
Edgware
The Northern line terminus to the north-west — a town centre, shops and its own regeneration.
Golders Green
The established suburb to the south-east — on the Northern line, with a lively high street and a large Jewish community.
Finchley
The family suburb to the east, on the Northern line, with parks and good schools.
Family Protection
Whichever area you choose, the right life cover, critical illness cover and income protection matter just as much as the mortgage.
Talk to us →Speak to Us
Researching Colindale or a nearby area? We are always happy to point people in the right direction.
Get in touch →Frequently asked questions
Is Colindale a good place to live?
Is Colindale expensive?
Does Colindale have a Tube station?
What is Colindale known for?
Where is the nearest A&E to Colindale?
Does Colindale have good schools?
What salary do you need to buy in Colindale?
How much is stamp duty on a Colindale property?
How much is council tax in Colindale?
Which police and fire services cover Colindale?
Is Colindale a safe place to live?
What is there to do in Colindale?
What is broadband like in Colindale?
Is Colindale good for families?
Is Colindale good for buy-to-let and investors?
What searches should I expect when buying in Colindale?
Is flooding a problem in Colindale?
How do I get started with a mortgage for Colindale?
Can existing homeowners in Colindale benefit from a mortgage review?
Useful resources
Need help?
Whether you're researching Colindale, planning a move, reviewing your finances or simply exploring your options — we're always happy to point people in the right direction.
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That's Family Finance is an FCA-regulated protection adviser (life insurance, critical illness cover and income protection). We do not arrange mortgages ourselves — we introduce you to carefully selected, FCA-regulated mortgage advisers.
Transport information is approximate and can change; Colindale has its own Underground station on the Northern line (Edgware branch, Zone 4), rebuilt as a step-free station that reopened in 2024, with direct trains into the West End (Leicester Square, Tottenham Court Road) and the City (Bank, Moorgate), Burnt Oak and Hendon Central (Northern line) close by, Mill Hill Broadway (Thameslink) a short distance away for St Pancras and the airports, and for drivers the A5 (Edgware Road), the M1 and the North Circular (A406) linking to the wider network — always verify current timetables and service updates at tfl.gov.uk before travelling. Ofsted information is based on the most recent publicly available reports. Barnet is competitive for school places; Colindale and the surrounding area have several Good and Outstanding schools (The Orion Primary at Grahame Park is Outstanding, with Colindale Primary, St James’ Catholic High School and Woodcroft Primary all Good, and The Compton School nearby Outstanding) — confirm catchment and admissions with each school and the London Borough of Barnet. From September 2024 Ofsted no longer awards a single overall effectiveness grade at routine state-school inspections; read each school’s latest report in full. Healthcare: the nearest major hospitals with a 24-hour A&E are Barnet Hospital (Royal Free London NHS Foundation Trust) at Chipping Barnet, the Royal Free Hospital in Hampstead and Northwick Park Hospital (Harrow), all a drive away, with GP provision locally; NHS services can be reconfigured and travel times vary, so always verify the nearest current A&E and arrangements with the NHS. References to the RAF Museum London, the former Hendon Aerodrome, the Colindale newspaper library, the Peel Centre (Hendon Police College), Colindale Gardens, Grahame Park, Beaufort Park, Brent Cross, Montrose Playing Fields, Rushgrove Park and the Silk Stream are for context. Crime information is general — check current data at police.uk. Flood-risk: most of Colindale sits at lower risk of river flooding, but the Silk Stream runs through the area and some low-lying streets can be affected by river and surface-water flooding in intense rain, which can affect insurance; always check the exact postcode at check-for-flooding.service.gov.uk and confirm buildings insurance availability and cost before committing. Council tax: Colindale is in the London Borough of Barnet (unparished); the Band D total for 2026/27 is £2,132.60 (verified from Barnet’s published council tax bands for 2026/27), made up of the London Borough of Barnet basic share of £1,622.09 (including the adult social care precept) and the Greater London Authority (Mayor of London) precept of £510.51; many new-build flats fall in lower bands, so confirm your exact band with the London Borough of Barnet. Property prices are indicative and based on recent public sold-price data — Colindale is an NW9 district where the flat-led market often sits around £400,000 to £550,000, with one-bed flats from around £350,000 and larger homes higher, with a wide range by scheme and floor; verify current values via Land Registry or an independent valuation for the exact home. Salary and affordability figures are illustrative only and do not constitute financial advice. Stamp duty figures should be verified using the official GOV.UK SDLT calculator.
The information on this page is for educational purposes only and does not constitute financial advice. That's Family Finance is an independent, FCA-regulated firm (No. 1038034).
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