Friern Barnet · Barnet · Hornsey and Friern Barnet constituency · 51.60063, -0.14531

N10 2LU— Friern Barnet, Barnet

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

The family fortress

 

Schools 80%Safety 82/100Transport 14/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
82
Schools
100
Transport
14
Environment
72
Investment
37

The bottom line

N10 2LU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 2LU

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-11.0% vs London avg

Deep-dive guides for N10 2LU

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N10 2LU 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 · 6 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 43 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

57.8 incidents per 1,000 residents

Better than 56% of London
→ Stable

-7% vs borough

Crime by type

Vehicle crime25%
Violence & sexual offences23%
Other20%
Anti-social behaviour15%
Theft6%
Burglary5%
Drug offences4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.0km

Crime is 11% 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.

N10 district median

£615,085

Based on 141 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,936/m²
Price per ft²£551/ft²
Avg floor area58.1 m²

EPC breakdown

D
10%

Based on 10 properties · Confidence: medium

Street mix

Flat 100%

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£145,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.3%

Total change

+459%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.0%

per year

Acceleration

-3.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£59k£128k+116.1%1.2
Post-dot-com plateau2001–2004£137k£185k+35.3%2
Pre-crash peak2005–2007£200k£230k+15.1%1.3
GFC & correction2008–2011£180k£250k+38.9%1.7
Help-to-Buy recovery2013–2014£275k£335k+21.8%1
Brexit uncertainty2017–2018£368k£380k+3.3%1
Pandemic surge2021–2021£368k£368k+0%1
Current market2024–2025£355k£330k-7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
8.8%
District
7.8%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing7
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
23.2 min walk
New Southgate→ Moorgate· 4 tph
26 min

Nearby stations

New SouthgateNational Rail
19 min walk
Bounds Green Underground StationPiccadilly
20 min walk
Arnos Grove Underground StationPiccadilly
24 min walk
East Finchley Underground StationNorthern
25 min walk
Wood Green Underground StationPiccadilly
31 min walk
No bus stops within 400m

32

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

4.0 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

12

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)205
Nearest car park125m
Santander docks (800m)0
Nearest cycle dock4.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed433 Mbps
Median download420 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: 8.0 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.9 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

2 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

132

Parks (1km)

9

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

3

Convenience

Nearest supermarketGreens on the Hill · 1.1 km
10 tennis courts3 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)

1.7km

Post office

Nearby shops

Rishin's Food & Wine Store185 m
Colney Supermarket195 m
Muswell Hill International Food Centre221 m
Colney Food & Wine524 m

Nearby cafes

Holybella164 m
Exotic Cafe Bar191 m
Hatch Cafe & Gelateria196 m
Harmony197 m

Nearby restaurants

Mulakat178 m
Taste of Nawab185 m
John's Pizza186 m
Theo's Kitchen187 m

Nearby pubs

Furlong189 m
The Maid of Muswell545 m
Belmeis872 m
The Village Green1.1 km

Nearby gyms

Results526 m
Fitshape561 m
Powerleague Barnet719 m
Muswell Hill Methodist Lawn Tennis Club798 m

Nearby pharmacies

Abbot Pharmacy184 m

Nearby health

The Muswell Hill Practice1.1 km
Food hygiene (5-star)54% of 28

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

A

High street health

Registered businesses

BRICKSTUDIO.A LTD
JOHN MULTI TRADER LTD

Investment

Investment grade, yield and market outlook

37

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 score20/100
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 owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,074m
Crossrail 2 route5,467m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,937 nationally

2,026

Est. population

10,770/km²

66%

Employed

57%

Degree educated

£44,100

Median income

3.8%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

29%
16%
26%
18%
Under 1829%
18–3416%
35–4926%
50–6418%
65+11%

Tenure

25%
32%
38%
Own outright25%
Own (mortgage)32%
Private rent38%
Social rent5%
Shared ownership0%

Ethnicity

44%
28%
White British44%
White Other28%
Asian10%
Black5%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine13%
No car household33%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent38%
Social rent5%

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)
12
Local approval rate
75%
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)
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)

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
335, 335, ALEXANDRA ROAD, N1010 homes
completed
43 & 43a, 43 & 43a, Colney Hatch Lane, N10 1LJ6 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 2LU

Full postcodeN10 2LU
Postcode districtN10
BoroughLondon Borough of Barnet
WardFriern Barnet
Latitude51.600632
Longitude-0.145306
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