Friern Barnet · Barnet · Hornsey and Friern Barnet constituency · 51.60471, -0.14796

N10 2HL— Friern Barnet, Barnet

Location and area intelligence for N10 2HL, Friern Barnet, Barnet

The family fortress

 

Schools 75%Safety 74/100Transport 20/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
48
Safety
74
Schools
100
Transport
20
Environment
79
Investment
34

The bottom line

N10 2HL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 60 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N10 2HL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N10 2HL meets your needs.

Location

N10 2HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.0% vs London avg
vs London crime+60.0% vs London avg

Deep-dive guides for N10 2HL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N10 2HL with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How N10 2HL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hollickwood Primary School

Not yet inspected · 3 min walk

KS2: 107.0

★★★

Secondary

Alexandra Park School

Outstanding · Inspected Feb 2023 · 10 min walk

P8: +0.81A8: 61.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 38 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

104.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+67% vs borough

Crime by type

Other26%
Violence & sexual offences21%
Vehicle crime17%
Anti-social behaviour13%
Theft8%
Robbery7%
Drug offences4%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.5km

Crime is +60% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N10 district median

£615,085

Based on 141 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,306/m²
Price per ft²£586/ft²
Avg floor area120.4 m²

EPC breakdown

C
1%
D
6%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 13%Terraced 67%Detached 20%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£301,000
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)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,687
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+550%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.1%

per year

Acceleration

-2.12

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 14 sales

Property Type Mix

Total: 14 sales

Detached21.4%
Semi-detached14.3%
Terraced64.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£117k£195k+66.6%2
Post-dot-com plateau2002–2002£250k£250k+0%1
Pre-crash peak2007–2007£305k£305k+0%1
GFC & correction2010–2012£448k£390k-12.8%1
Help-to-Buy recovery2013–2014£510k£500k-2%1
Rate-rise correction2023–2023£715k£715k+0%1
Current market2024–2025£745k£761k+2.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Arnos Grove Underground StationPiccadilly line
19.7 min walk
New Southgate→ Moorgate· 4 tph
26 min

Nearby stations

New SouthgateNational Rail
14 min walk
Arnos Grove Underground StationPiccadilly
21 min walk
Bounds Green Underground StationPiccadilly
21 min walk
East Finchley Underground StationNorthern
29 min walk
Wood Green Underground StationPiccadilly
34 min walk
No bus stops within 400m

27

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge65 min ↑
Victoria62 min ↑
Waterloo ★60 min
Canary Wharf72 min ↑
City64 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

13

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)804
Nearest car park191m
Santander docks (800m)0
Nearest cycle dock4.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 8.4 km away✗ Not Green Belt✗ Not AONB74% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.2 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield849.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

COLNEY HATCH LANE SURGERY

192 COLNEY HATCH LANE, MUSWELL HILL, N10 1ET

6 min walk

65%

Recommend GP

65%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

165

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Furlong (551 m)

Nearest supermarketCo-op Food · 1.3 km
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Colney Food & Wine55 m
Cromwell Supermarket178 m
Rishin's Food & Wine Store521 m
Colney Supermarket572 m

Nearby cafes

Harmony437 m
Hatch Cafe & Gelateria443 m
Exotic Cafe Bar559 m
Holybella561 m

Nearby restaurants

Fish and Chips420 m
Nori447 m
Taste of Nawab526 m
John's Pizza537 m

Nearby pubs

Furlong551 m

Nearby gyms

Powerleague Barnet287 m

Nearby pharmacies

Abbot Pharmacy515 m
Food hygiene (5-star)46% of 26

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CREATIVE HUBZ LTD

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

27.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,560m
Crossrail 2 route5,819m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,291 nationally

1,712

Est. population

4,655/km²

58%

Employed

40%

Degree educated

£44,100

Median income

6.7%

Claimant rate

SuburbanMedium densityEstablished mixed

41

Community stability

Age profile

27%
20%
23%
19%
Under 1827%
18–3420%
35–4923%
50–6419%
65+11%

Tenure

19%
22%
28%
30%
Own outright19%
Own (mortgage)22%
Private rent28%
Social rent30%
Shared ownership0%
Rent free0%

Ethnicity

35%
22%
14%
White British35%
White Other22%
Asian14%
Black13%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household35%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Social rent30%
Private rent28%

vs. London

Income vs London+5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
13
Local approval rate
75%
Borough approval rate
66%
Historic landfill (400m)
1
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)
6
Largest scheme
77 homes · Coppetts Wood Hospital, Coppetts Wood Hospital, Coppetts Road, N10 1JN
Pipeline pressure
NONE

Named schemes (500m)

FORMER ILEA PLAYING FIELDS, FORMER ILEA PLAYING FIELDS, CROMWELL ROAD, COLNEY HATCH LANE, N1046 homes
completed
PRIORY WORKS SITE, 149, PRIORY WORKS SITE, 149, SYDNEY ROAD, N1015 homes
completed
SOUTH FRIERN LIBRARY, SOUTH FRIERN LIBRARY, Colney Hatch Lane, Coppetts Ward, N10 1HD14 homes
completed
WHITEHEAD COURT, WHITEHEAD COURT, ALBION AVENUE, N1013 homes
completed
264-266, 264-266, COLNEY HATCH LANE, N1012 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.5%
Ward turnout
41%
Election year
2026
MP
Catherine West (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Pauline Veronica Mary Coakley WebbLabour
Beverley Belinda KoteyLabour
Barry RawlingsLabour

Live in N10 2HL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N10 2HL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barnet with nearby boroughs:

Barnet vs HaringeyBarnet vs EnfieldBarnet vs HarrowBarnet vs Camden

Similar postcodes

Frequently asked questions

📍 Track N10 2HL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N10 2HL

Full postcodeN10 2HL
Postcode districtN10
BoroughLondon Borough of Barnet
WardFriern Barnet
Latitude51.604712
Longitude-0.147956
Parliamentary constituencyHornsey and Friern 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