Barnet Vale · Barnet · Chipping Barnet constituency · 51.65105, -0.17541

EN5 5BY— Barnet Vale, Barnet

Location and area intelligence for EN5 5BY, Barnet Vale, Barnet

The family fortress

 

Schools 100%Safety 76/100Transport 37/100Yield 5.64%

Best for: Families, Investors

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

Liveability
56
Safety
76
Schools
90
Transport
37
Environment
66
Investment
75

The bottom line

EN5 5BY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 57 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

EN5 5BY

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+5.0% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for EN5 5BY

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How EN5 5BY 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 · 4 min walk

KS2: 106.8

★★

Secondary

JCoSS

Good · Inspected Nov 2022 · 8 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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.1 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

+58% vs borough

Crime by type

Other28%
Violence & sexual offences23%
Anti-social behaviour21%
Vehicle crime14%
Drug offences6%
Burglary5%
Theft1%
Robbery1%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barnet Fire Station · 846m

Crime is +51% above London average

Property

Prices, sales volume and market trends

Avg floor area70.5 m²

EPC breakdown

C
9%
D
19%
E
9%
F
1%
G
1%

Based on 39 properties · Confidence: high

Street mix

Semi 13%Terraced 49%Detached 2%Flat 26%Other 11%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£176,250
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

1995–2024 · CAGR

+6%

Total change

+439%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.8%

per year

Acceleration

-163.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 49 sales

Property Type Mix

Total: 49 sales

Detached2%
Semi-detached14.3%
Terraced55.1%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£127k+41.1%2.2
Post-dot-com plateau2001–2004£89k£263k+195.5%2.7
Pre-crash peak2005–2007£165k£226k+37%3
GFC & correction2008–2011£205k£130k-36.6%2.3
Help-to-Buy recovery2013–2015£321k£455k+41.7%1
Brexit uncertainty2018–2019£489k£420k-14%2.5
Pandemic surge2020–2020£275k£275k+0%1
Rate-rise correction2023–2023£654k£654k+0%2
Current market2024–2024£485k£485k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Weakest performer

Terraced

-1.1% alpha

Flat/maisonette-1.1% α
Local
6.6%
District
7.7%
Terraced-1.1% α
Local
6.6%
District
7.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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
15.6 min walk
New Barnet→ Kings Cross· 6 tph
18 min

Nearby stations

New BarnetNational Rail
4 min walk
High Barnet Underground StationNorthern
16 min walk
Cockfosters Underground StationPiccadilly
23 min walk
Totteridge & Whetstone Underground StationNorthern
29 min walk
Oakwood Underground StationPiccadilly
38 min walk
No bus stops within 400m

42

Walkability score

93

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria58 min ↑
Waterloo64 min ↑
Canary Wharf62 min ↑
City ★57 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

81

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)4
Nearest car park63m
Santander docks (800m)0
Nearest cycle dock7.8 km

Nearby car parks

🅿️
New Barnet Sainsbury's Car Park
337m
🅿️
New Barnet Station Car Park
426m
🅿️
East Barnet Road North Car Park
515m
🅿️
East Barnet Road South Car Park
539m

Connectivity

Broadband and mobile coverage

96%

Full fibre

52%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed305 Mbps
Median download313 Mbps
Superfast coverage96%
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: 13.9 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 25%
More green space than 87% of London

Nearest SSSI: Castle Lime Works Quarry SSSI — 7.2 km

Energy

Solar: 852 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 yield851.6 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

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringdene Nursing Home · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's New Barnet · 320 m
3 tennis courts4 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

2.2km

Post office

Nearby shops

Pirqo Food Centre232 m
Sugar & Spice358 m

Nearby cafes

Busy Bee Cafe227 m
Caffe Granello607 m

Nearby restaurants

Chutneys57 m
Pizza Day63 m
The Arati66 m
Pizza Hut Delivery269 m

Nearby pubs

The Railway Tavern118 m
The Builders Arms163 m
The Railway Bell179 m
Lord Kitchener333 m

Nearby gyms

PureGym234 m
New Barnet Leisure Centre477 m
Food hygiene (5-star)43% of 67

Business

Local businesses registered here

Active businesses
728
New (last 12 months)
46
Dissolved (last 12 months)
0
Industry diversity
129
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

1DD LIMITED
33 LANGHAM ROAD FREEHOLD LTD
39 MALVERN ROAD LIMITED
4DD LIMITED
5 CLARENDON GARDENS LIMITED

+15 more

Investment

Investment grade, yield and market outlook

75

Investment score

Strong

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

21.2

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,039m
Crossrail 2 route10,487m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,137 nationally

2,262

Est. population

10,997/km²

55%

Employed

45%

Degree educated

£44,100

Median income

3.7%

Claimant rate

Inner cityHigh densityEstablished mixed

37

Community stability

Age profile

24%
23%
22%
16%
15%
Under 1824%
18–3423%
35–4922%
50–6416%
65+15%

Tenure

21%
22%
39%
17%
Own outright21%
Own (mortgage)22%
Private rent39%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

42%
17%
16%
White British42%
White Other17%
Asian13%
Black16%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine14%
No car household35%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent39%
Social rent17%

vs. London

Income vs London+5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
18
Local approval rate
78%
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
WATER WORKS DEPOT, WATER WORKS DEPOT, LYTTON ROAD, EN550 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

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 5BY

Full postcodeEN5 5BY
Postcode districtEN5
BoroughLondon Borough of Barnet
WardBarnet Vale
Latitude51.651047
Longitude-0.175413
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