Barnet Vale · Barnet · Chipping Barnet constituency · 51.64820, -0.17709

EN5 1RF— Barnet Vale, Barnet

Location and area intelligence for EN5 1RF, Barnet Vale, Barnet

The practical family move

 

Schools 100%Safety 87/100Transport 38/100~6% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
56
Safety
87
Schools
90
Transport
38
Environment
59
Investment
61

The bottom line

EN5 1RF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 56 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

EN5 1RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.9% vs London avg
vs London crime-60.0% vs London avg

Deep-dive guides for EN5 1RF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The practical family move”

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How EN5 1RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cromer Road Primary School

Not yet inspected · 7 min walk

KS2: 106.8

★★

Secondary

JCoSS

Good · Inspected Nov 2022 · 12 min walk

P8: +0.97A8: 61.1

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Margaret's Nursery School

Not inspected · 8 min walk

1 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

26.0 incidents per 1,000 residents

Better than 82% of London
→ Stable

-58% vs borough

Crime by type

Violence & sexual offences35%
Other24%
Anti-social behaviour15%
Vehicle crime13%
Burglary6%
Drug offences4%
Theft4%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Barnet Fire Station · 625m

Crime is 60% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

EN5 district median

£330,000

Based on 93 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£8,926/m²
Price per ft²£829/ft²
Avg floor area100 m²

EPC breakdown

C
1%
D
5%
E
3%

Based on 9 properties · Confidence: low

Street mix

Detached 22%Flat 78%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£250,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+9.6%

Total change

+1345%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.7%

per year

Acceleration

-345.99

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 18 sales

Property Type Mix

Total: 18 sales

Detached22.2%
Flat/maisonette77.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£58k£96k+67%1.3
Post-dot-com plateau2001–2004£256k£160k-37.4%1.8
Pre-crash peak2007–2007£185k£185k+0%1
GFC & correction2009–2012£645k£174k-73%1
Brexit uncertainty2019–2019£786k£786k+0%2
Current market2025–2025£831k£831k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.8% alpha

Flat/maisonette-2.8% α
Local
15%
District
17.8%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
High Barnet Underground StationNorthern line
14.5 min walk
New Barnet→ Kings Cross· 6 tph
18 min

Nearby stations

New BarnetNational Rail
4 min walk
High Barnet Underground StationNorthern
15 min walk
Totteridge & Whetstone Underground StationNorthern
25 min walk
Cockfosters Underground StationPiccadilly
25 min walk
Oakwood Underground StationPiccadilly
39 min walk
No bus stops within 400m

34

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria57 min ↑
Waterloo63 min ↑
Canary Wharf61 min ↑
City ★56 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

78

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)4
Nearest car park128m
Santander docks (800m)0
Nearest cycle dock7.6 km

Nearby car parks

🅿️
New Barnet Station Car Park
358m
🅿️
New Barnet Sainsbury's Car Park
392m
🅿️
East Barnet Road South Car Park
554m
🅿️
East Barnet Road North Car Park
573m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G78%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.6 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Castle Lime Works Quarry SSSI — 7.4 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield848.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ADDINGTON MEDICAL CENTRE

46 STATION ROAD, NEW BARNET, EN5 1QH

2 min walk

87%

Recommend GP

87%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringdene Nursing Home · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's New Barnet · 420 m
3 tennis courts6 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
941 licensed premises in borough130 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.9km

Post office

Nearby shops

Pirqo Food Centre380 m
Sugar & Spice464 m

Nearby cafes

Busy Bee Cafe281 m
Caffe Granello607 m
Vibe Cafe693 m
Hole in the Wall Cafe703 m

Nearby restaurants

Pizza Day277 m
The Arati290 m
Chutneys295 m
Pizza Hut Delivery396 m

Nearby pubs

The Railway Tavern271 m
The Railway Bell379 m
The Builders Arms399 m
Lord Kitchener455 m

Nearby gyms

PureGym358 m
New Barnet Leisure Centre756 m
Food hygiene (5-star)42% of 67

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

AFG INVESTMENT LTD
ARLINGTON RESIDENTIAL HTP1 LIMITED
ARLINGTON RESIDENTIAL HTP2 LIMITED
ARLINGTON RESIDENTIAL HTP3 LIMITED
ARLINGTON RESIDENTIAL HTP4 LIMITED

+1 more

Investment

Investment grade, yield and market outlook

61

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,550London avg: £1,950/mo
Gross yield
5.6% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

30.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,771m
Crossrail 2 route10,339m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,060 nationally

2,075

Est. population

7,010/km²

61%

Employed

49%

Degree educated

£44,900

Median income

6.8%

Claimant rate

Inner cityHigh densityEstablished mixed

34

Community stability

Age profile

25%
22%
26%
14%
Under 1825%
18–3422%
35–4926%
50–6414%
65+13%

Tenure

20%
23%
47%
Own outright21%
Own (mortgage)23%
Private rent47%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

36%
21%
16%
White British36%
White Other21%
Asian16%
Black12%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household34%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Private rent47%
Social rent8%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
17
Local approval rate
67%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
50
Largest scheme
104 homes · LAND AT, LAND AT, LANCASTER ROAD, EN4
Pipeline pressure
NONE

Named schemes (500m)

Endeavour House, 1, Endeavour House, 1, Lyonsdown Road, EN5 1HR81 homes
completed
Kingmaker House, Station Road, New Barnet, EN5 1NZ43 homes
completed
Castle House, 21-23, Castle House, 21-23, Station Road, EN5 1PH40 homes
completed
Former Fire & Ambulance station, corner of, Former Fire & Ambulance station, corner of, Leicester Road, Lytton Road, High Barnet, EN5 5DA38 homes
completed
Groupama House, 17, Groupama House, 17, Station Road, Oakleigh, EN5 1NW36 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.2%
Ward turnout
49%
Election year
2026
MP
Dan Tomlinson (Labour)
MP majority
2,914
Constituency
Chipping Barnet

Councillors

Sue BakerLabour
David LongstaffConservative
Richard Jeronym BarnesLabour

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Key facts for EN5 1RF

Full postcodeEN5 1RF
Postcode districtEN5
BoroughLondon Borough of Barnet
WardBarnet Vale
Latitude51.648196
Longitude-0.177089
Parliamentary constituencyChipping Barnet
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey