Friern Barnet · Barnet · Hornsey and Friern Barnet constituency · 51.60673, -0.14566

N10 2PB— Friern Barnet, Barnet

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

The family fortress

 

Schools 67%Safety 73/100Transport 24/100Low yield 3.02%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
50
Safety
73
Schools
100
Transport
24
Environment
80
Investment
45

The bottom line

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

The catches: 60 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N10 2PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.0% vs London avg
vs London crime+67.0% vs London avg

Deep-dive guides for N10 2PB

🛡️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 2PB 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+75% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Anti-social behaviour19%
Vehicle crime16%
Drug offences8%
Burglary7%
Robbery1%
Theft0%

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 · 2.6km

Crime is +67% above London average

Property

Prices, sales volume and market trends

Avg floor area54.6 m²

EPC breakdown

C
27%
D
8%
E
4%

Based on 39 properties · Confidence: high

Street mix

Semi 5%Terraced 11%Flat 84%

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£136,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
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

1996–2023 · CAGR

+7.8%

Total change

+652%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.6%

per year

Acceleration

+43.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached6.3%
Terraced12.5%
Flat/maisonette81.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£58k£57k-1.7%1
Post-dot-com plateau2001–2004£173k£168k-3.2%1
Pre-crash peak2005–2007£198k£210k+6.3%1.3
Help-to-Buy recovery2013–2013£275k£275k+0%1
Brexit uncertainty2019–2019£330k£330k+0%1
Pandemic surge2020–2021£431k£350k-18.8%1
Rate-rise correction2023–2023£436k£436k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
16.4 min walk
New Southgate→ Moorgate· 4 tph
26 min

Nearby stations

New SouthgateNational Rail
11 min walk
Arnos Grove Underground StationPiccadilly
17 min walk
Bounds Green Underground StationPiccadilly
19 min walk
East Finchley Underground StationNorthern
32 min walk
Wood Green Underground StationPiccadilly
34 min walk
No bus stops within 400m

30

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

4.5 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

18

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)804
Nearest car park136m
Santander docks (800m)0
Nearest cycle dock4.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

70%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed380 Mbps
Median download386 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: 8.6 km away✗ Not Green Belt✗ Not AONB77% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.5 km

Energy

Solar: 849 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 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

9 min walk

65%

Recommend GP

65%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

159

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Furlong (787 m)

Nearest supermarketCo-op Food · 1.0 km
2 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

Cromwell Supermarket125 m
Colney Food & Wine298 m
Rishin's Food & Wine Store760 m
Colney Supermarket806 m

Nearby cafes

Costa479 m
Harmony683 m
Hatch Cafe & Gelateria689 m
Holybella789 m

Nearby restaurants

McDonald's440 m
Subway468 m
Fish and Chips667 m
Nori693 m

Nearby pubs

Furlong787 m
The Maid of Muswell1.0 km

Nearby gyms

Powerleague Barnet441 m
Results1.1 km
Dr. Zak's Pumping Iron Gym1.2 km

Nearby pharmacies

Abbot Pharmacy754 m
Haria Chemist1.1 km
Food hygiene (5-star)42% of 19

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AFRICAN CINEMA LTD
AT PEACE COUNSELLING LTD
MELACARE LTD
UNITY HOUSE OF GOD CHURCH INTERNATIONAL CIC
YOMAT CONSTRUCTION LIMITED

+1 more

Investment

Investment grade, yield and market outlook

45

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

11

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,736m
Crossrail 2 route5,780m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,827 nationally

1,691

Est. population

15,875/km²

58%

Employed

40%

Degree educated

£44,100

Median income

6.5%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

35

Community stability

Age profile

25%
22%
28%
17%
Under 1825%
18–3422%
35–4928%
50–6417%
65+8%

Tenure

20%
34%
34%
Own outright10%
Own (mortgage)20%
Private rent34%
Social rent34%
Shared ownership2%
Rent free0%

Ethnicity

33%
27%
13%
White British33%
White Other27%
Asian10%
Black13%
Mixed9%
Other8%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine20%
No car household45%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent34%
Private rent34%

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)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
9
Local approval rate
71%
Borough approval rate
66%
Historic landfill (400m)
2
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
259 homes · FRIERN BARNET HOSPITAL, FRIERN BARNET HOSPITAL, FRIERN BARNET ROAD, N11
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
264-266, 264-266, COLNEY HATCH LANE, N1012 homes
completed
Land Adjacent To Wade Court,, Land Adjacent To Wade Court,, Alexandra Road, N10 2EX10 homes
completed
335, 335, ALEXANDRA ROAD, N1010 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 2PB

Full postcodeN10 2PB
Postcode districtN10
BoroughLondon Borough of Barnet
WardFriern Barnet
Latitude51.606726
Longitude-0.145664
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