Friern Barnet · Barnet · Hornsey and Friern Barnet constituency · 51.60369, -0.14587

N10 2JB— Friern Barnet, Barnet

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

The family fortress

 

Schools 75%Safety 85/100Transport 19/100Low yield 3.02%

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
85
Schools
100
Transport
19
Environment
77
Investment
44

The bottom line

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

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

Less suited to Car-free commuters.

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Location

N10 2JB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+5.0% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for N10 2JB

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N10 2JB 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 · 2 min walk

KS2: 107.0

★★★

Secondary

Alexandra Park School

Outstanding · Inspected Feb 2023 · 8 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 · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.2 incidents per 1,000 residents

Better than 72% of London
→ Stable

-37% vs borough

Crime by type

Vehicle crime29%
Anti-social behaviour23%
Violence & sexual offences18%
Other16%
Drug offences8%
Burglary5%
Robbery2%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.3km

Crime is 40% below London average

Property

Prices, sales volume and market trends

Avg floor area74.8 m²

EPC breakdown

C
2%
D
5%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 4%Terraced 27%Flat 69%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£187,000
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 CAnnual charge £1,687
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+5.6%

Total change

+355%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.5%

per year

Acceleration

-1.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached3.8%
Terraced26.9%
Flat/maisonette69.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£108k+29.3%1.2
Post-dot-com plateau2001–2004£154k£180k+16.9%1
Pre-crash peak2005–2007£333k£250k-24.8%2.7
GFC & correction2008–2008£135k£135k+0%1
Help-to-Buy recovery2014–2016£288k£375k+30.2%1.3
Brexit uncertainty2017–2017£382k£382k+0%1
Pandemic surge2021–2021£455k£455k+0%1
Rate-rise correction2022–2023£420k£380k-9.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
4%
District
3.6%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
19.8 min walk
New Southgate→ Moorgate· 4 tph
26 min

Nearby stations

New SouthgateNational Rail
15 min walk
Bounds Green Underground StationPiccadilly
19 min walk
Arnos Grove Underground StationPiccadilly
21 min walk
East Finchley Underground StationNorthern
28 min walk
Wood Green Underground StationPiccadilly
32 min walk
No bus stops within 400m

28

Walkability score

105

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)

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Parking & EV

Car parks, spaces and charging points

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)224
Nearest car park128m
Santander docks (800m)0
Nearest cycle dock4.3 km

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 waterMEDIUM
Medium
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: 8.3 km away✗ Not Green Belt✗ Not AONB70% green spaceTree canopy: 64%
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

5 min walk

65%

Recommend GP

65%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

Nearest hospitalBowes Road Clinic · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

9

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Furlong (454 m)

Nearest supermarketCo-op Food · 1.4 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)

1.4km

Post office

Nearby shops

Colney Food & Wine235 m
Cromwell Supermarket303 m
Rishin's Food & Wine Store428 m
Colney Supermarket472 m

Nearby cafes

Harmony360 m
Hatch Cafe & Gelateria365 m
Holybella453 m
Exotic Cafe Bar460 m

Nearby restaurants

Fish and Chips345 m
Nori368 m
Taste of Nawab433 m
John's Pizza442 m

Nearby pubs

Furlong454 m
The Maid of Muswell764 m

Nearby gyms

Powerleague Barnet466 m
Results777 m
Fitshape794 m
Muswell Hill Methodist Lawn Tennis Club1.1 km

Nearby pharmacies

Abbot Pharmacy423 m
Food hygiene (5-star)48% of 23

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

94 PEMBROKE ROAD FREEHOLD LIMITED
PROPERTY GAME LTD

Investment

Investment grade, yield and market outlook

44

Investment score

Moderate

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

24.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,413m
Crossrail 2 route5,640m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,817 nationally

1,582

Est. population

12,615/km²

67%

Employed

53%

Degree educated

£44,100

Median income

4.8%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

26%
15%
29%
18%
Under 1826%
18–3415%
35–4929%
50–6418%
65+12%

Tenure

24%
32%
32%
Own outright24%
Own (mortgage)32%
Private rent32%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

48%
25%
White British48%
White Other25%
Asian8%
Black7%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine14%
No car household35%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent32%
Social rent12%

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)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
11
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
46 homes · FORMER ILEA PLAYING FIELDS, FORMER ILEA PLAYING FIELDS, CROMWELL ROAD, COLNEY HATCH LANE, N10
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

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Key facts for N10 2JB

Full postcodeN10 2JB
Postcode districtN10
BoroughLondon Borough of Barnet
WardFriern Barnet
Latitude51.603690
Longitude-0.145875
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