Hendon Waterside

A development beside the Welsh Harp Reservoir in Hendon, North West London, part of the West Hendon regeneration, with apartments, townhouses and a new release, Magnolia Apartments.

Project at a glance

Developer

Barratt London

Location

Hendon, North West London, NW9

Travelcard zone

Zone 3/4

Local authority

London Borough of Barnet

Completion

Homes ready to move intoDeveloper’s website, checked 14 October 2026.

Home types

1, 2 and 3 bedroom apartments; 4 bedroom townhouses

Tenure

Not published; we request it from the developer in writing.Not verified

Starting price

From £350,000Developer’s website, checked 14 October 2026.¹

Home types and prices

Example homes from the developer’s list on 14 October 2026 Developer statement

• Ask for the floor plan: 1 bedroom

  1 bedroom

  Magnolia Apartments · No. 273

  • 538 sq ft (50.0 m²)
  • New release

  Listed price£350,000^{1, 2}

• Ask for the floor plan: 2 bedrooms

  2 bedrooms

  Magnolia Apartments · No. 267

  • 729 sq ft (67.7 m²)
  • New release

  Listed price£475,000^{1, 3}

• Ask for the floor plan: 2 bedrooms

  2 bedrooms

  Orchid Apartments · No. 117

  • 784 sq ft (72.8 m²)
  • Ready to move into

  Listed price£540,000^{1, 4}

• Ask for the floor plan: 3 bedrooms

  3 bedrooms

  Orchid Apartments · No. 95

  • 824 sq ft (76.6 m²)
  • Ready to move into

  Listed price£570,000^{1, 5}

One home per type, as listed; homes sell and prices change. Sizes are the developer’s figures in square feet, converted to m² by us (1 sq ft = 0.0929 m²).

• Listed prices run from £350,000 to £570,000 for 1, 2 and 3 bedroom apartments. The developer also advertises 4 bedroom townhouses; ask us for current availability.¹Developer statement
• Magnolia Apartments is the newest release, with 1, 2 and 3 bedroom homes and a residents’ roof terrace; other listed homes are ready to move into. Every home has private outdoor space.¹Developer statement

Prices are the developer’s listed prices on the date checked.

Facilities

• Private courtyard and rooftop gardens, an on-site Co-op supermarket and dental clinic, and a new community centre for the area that is now open.¹Developer statement
• The development is beside the Welsh Harp Reservoir, where sailing and other water sports are available; the developer cites 420 acres (about 170 hectares) of green open space.¹Developer statement

Facilities as described by the developer; access can depend on the building and on the service charge.

Video

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Location and transport

Hendon station (Thameslink) about a 5-minute walk; Hendon Central (Northern line) within walking distance.

Nearest stations

• Hendon

  ≈5 minwalk¹

  Lines: Thameslink⁸

  Travelcard zone: 3/4⁸

• Hendon Central

  within walking distance (no time given)¹

  Lines: Northern line⁹

  Travelcard zone: 3/4⁹

Lines: Verified (official source). Walk: Developer statement. Travelcard zone: Verified (official source).

Journey times

• Bank

  39 min

  39 min from Hendon station (Thameslink, Elizabeth line, Northern line; 2 changes)¹⁰Verified (official source)

• King’s Cross

  25 min

  25 min from Hendon station (Thameslink; no change)¹¹Verified (official source)

• Canary Wharf

  36 min

  36 min from Hendon station (Thameslink, Elizabeth line; 1 change)¹²Verified (official source)

• Heathrow

  61 min

  61 min from Hendon station (Thameslink, Jubilee line, Bakerloo line, Heathrow Express; 3 changes); developer’s figure: about 30 min by car^{1, 13}Verified (official source)

• St Pancras International

  16 min

  16 min by train from Hendon station¹Developer statement

• Camden Town

  14 min

  14 min from Hendon station¹Developer statement

• Brent Cross Shopping Centre

  10 min

  10 min by bus¹Developer statement

Times to Bank, King’s Cross, Canary Wharf and Heathrow marked as verified are the fastest TfL Journey Planner result for leaving the named station at 09:00 on Wednesday 21 October 2026, including walking between platforms; other times are the developer’s published figures. None are door-to-door times, and where we could not verify a time we leave it blank rather than estimate it.

Schools nearby

• The Hyde School (primary, ages 3 to 11), NW9 7EY, about 0.7 km: all five areas judged Outstanding at the inspection of 4 March 2025 (Ofsted no longer gives a single overall grade).^{14, 15}Verified (official source)
• Blessed Dominic Catholic Primary School (primary, ages 3 to 11), NW9 5PE, about 2.6 km: Ofsted Outstanding from its full inspection of 12 June 2019; latest inspection 25 March 2025, with no new overall grade.^{15, 16}Verified (official source)

Distance is a straight line between postcodes, not a walking route. Each school sets its own admission rules, and living nearby does not secure a place. Outstanding is Ofsted’s highest grade; the result and date are those on the school’s Ofsted page on the date checked.

The area and its plans

• Barnet Council granted outline planning consent in 2013 for the regeneration of the West Hendon estate: up to 2,000 homes, a new primary school, a community building and open space. Full planning permission for phases 5 and 6 of Hendon Waterside has since been granted (status: approved).¹⁷Developer statement

Plans can change or be delayed. We do not draw conclusions about future prices or rents from them.

Ownership and running costs

Tenure	Not published; we request it from the developer in writing.Not verified
Service charge	Not published; we request it from the developer in writing.Not verified
Ground rent	Not published; we request it from the developer in writing.Not verified
Council tax band	Not published; we request it from the developer in writing.Not verified
Energy rating (EPC)	Not published; we request it from the developer in writing.Not verified

A figure with a source number comes from the developer’s published documents on the date shown. It applies to the development or to the one home named, and can be different for the home you choose. For a specific home we obtain the lease length, service charge budget, ground rent, council tax band and parking terms from the developer in writing and send them to you before any viewing. Our guide to leasehold and service charges explains how to read these figures.

Rent evidence

• Barnet, August 2026, average monthly private rent: 1 bedroom £1,500, 2 bedrooms £1,858, 3 bedrooms £2,256.¹⁸Verified (official source)

Average private rents across the whole borough, published by the Office for National Statistics. They are not a rent estimate or valuation for homes here, and we do not publish yield figures.

Developer offers

• On selected homes Barratt London advertises ‘Your Choice. Your Move.’: you choose one offer (a contribution to your deposit, to normal Stamp Duty, to your mortgage payments, or the first two years’ service charge), a furniture pack, and reserve for £99. Its terms exclude the Stamp Duty surcharges, require exchange of contracts within 42 days of reservation, and the deposit contribution is not available on buy-to-let purchases.^{1, 19}Developer statement

Offers change and apply to selected homes only. Before you reserve, we confirm in writing whether an offer applies to you.

Buying from abroad: general information

• Stamp Duty Land Tax (SDLT) is paid when you buy a home in England. If any buyer is not UK resident for SDLT purposes, a non-resident surcharge is added on top of the normal rates. For an individual the test is time spent in the UK: you are treated as non-resident if you were not in the UK for at least 183 days in the 12 months before the purchase.²⁰Verified (official source)
• An individual who paid the non-resident surcharge can claim it back by amending the SDLT return if they spend at least 183 days in the UK in a continuous 365-day period within the window that starts 364 days before and ends 365 days after the purchase. The claim must be made within two years of the purchase.²⁰Verified (official source)
• If, after the purchase, you will own more than one residential property, higher rates for additional properties usually apply as well. A developer offer that pays ‘Stamp Duty’ covers only what its terms say; check whether it excludes these surcharges.²¹Verified (official source)

General information from GOV.UK, not tax advice. Your solicitor or tax adviser confirms what applies to you.

Before you reserve

• Purchase cost breakdown: deposit, Stamp Duty, legal fees and payment timing.
• Stamp Duty calculator: your tax as an overseas or UK buyer.
• Reservation vs exchange: what each step commits you to.
• Questions to ask before reserving: the checklist we use.
• Rental yield calculator: test your own rent and cost assumptions.

Who it may suit

• Matches a buyer with a budget from about £350,000, or one who needs 3 bedrooms (listed from £570,000), who wants a home ready now or in a new release in North West London.¹Developer statement

A factual match based on the prices, home types and timing above. It is not a recommendation.

Ask about current availability

Prices and availability change. We confirm both with the developer and, with your agreement, register you with them in writing before any visit. If you buy following our introduction, the developer or a company selling on its behalf may pay us a referral fee or commission.

Enquire about Hendon Watersidehello@ogkinvest.co.uk

Sources and dates checked

Every figure on this page comes from the sources below. The small numbers in the text point to them, and each statement says whether it is the developer’s own statement or checked against an official source.

1. 1Hendon Waterside | Barratt London · Barratt London · read 14 October 2026
2. 2Hendon Waterside, Magnolia Apartments, Plot 273 | Barratt London · Barratt London · read 14 October 2026
3. 3Hendon Waterside, Magnolia Apartments, Plot 267 | Barratt London · Barratt London · read 14 October 2026
4. 4Hendon Waterside, Orchid Apartments, Plot 117 | Barratt London · Barratt London · read 14 October 2026
5. 5Hendon Waterside, Orchid Apartments, Plot 95 | Barratt London · Barratt London · read 14 October 2026
6. 6Experience a tranquil oasis at Hendon Waterside - Barratt London · Barratt London (YouTube) · read 14 October 2026
7. 7Barratt London YouTube channel · Barratt London · read 14 October 2026
8. 8Hendon Rail Station · Transport for London · read 14 October 2026
9. 9Hendon Central Underground Station · Transport for London · read 14 October 2026
10. 10TfL Journey Planner: Hendon to Bank, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
11. 11TfL Journey Planner: Hendon to King’s Cross St Pancras, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
12. 12TfL Journey Planner: Hendon to Canary Wharf, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
13. 13TfL Journey Planner: Hendon to Heathrow Terminals 2 & 3, leaving 09:00 on Wednesday 21 October 2026 · Transport for London · read 14 October 2026
14. 14The Hyde School: Ofsted inspection reports · Ofsted · read 14 October 2026
15. 15Postcode lookup used for straight-line distances (ONS Postcode Directory data) · postcodes.io · read 14 October 2026
16. 16Blessed Dominic Catholic Primary School: Ofsted inspection reports · Ofsted · read 14 October 2026
17. 17Overview | West Hendon (planning website of the West Hendon regeneration) · Barratt Metropolitan LLP · read 14 October 2026
18. 18Housing prices in Barnet (private rents, August 2026) · Office for National Statistics · read 14 October 2026
19. 19Your Choice Your Move | Barratt London · Barratt London · read 14 October 2026
20. 20Rates of Stamp Duty Land Tax for non-UK residents · GOV.UK (HM Revenue & Customs) · read 14 October 2026
21. 21Stamp Duty Land Tax: Residential property rates · GOV.UK · read 14 October 2026