Friern Barnet · Barnet · Hornsey and Friern Barnet constituency · 51.60576, -0.14881

N10 2PF— Friern Barnet, Barnet

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

The family fortress

 

Schools 75%Safety 74/100Transport 21/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
74
Schools
61
Transport
21
Environment
80
Investment
34

The bottom line

N10 2PF offers 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 2PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N10 2PF

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N10 2PF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
★

Primary

Coppetts Wood Primary School

Requires Improvement · Inspected Mar 2023 · 5 min walk

KS2: 104.9

—

Secondary

Friern Barnet School

Not yet inspected · 15 min walk

P8: +0.04A8: 45.1

75% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 36 min walk

2 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)

2

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.6km

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£8,140/m²
Price per ft²£756/ft²
Avg floor area64.8 m²

EPC breakdown

C
6%
D
2%

Based on 8 properties · Confidence: low

Street mix

Semi 23%Terraced 68%Flat 9%

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£162,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 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

1997–2025 · CAGR

+5.8%

Total change

+389%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.4%

per year

Acceleration

-117.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached22.7%
Terraced68.2%
Flat/maisonette9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£100k£147k+46.6%1.2
Post-dot-com plateau2001–2004£155k£235k+51.6%2
Pre-crash peak2005–2006£250k£244k-2.5%1.5
GFC & correction2008–2008£246k£246k+0%1
Help-to-Buy recovery2013–2015£340k£355k+4.4%1
Rate-rise correction2022–2022£675k£675k+0%1
Current market2025–2025£490k£490k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Terraced-1.3% α
Local
10.4%
District
11.7%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
19.1 min walk
New Southgate→ Moorgate· 4 tph
26 min

Nearby stations

New SouthgateNational Rail
13 min walk
Arnos Grove Underground StationPiccadilly
20 min walk
Bounds Green Underground StationPiccadilly
21 min walk
East Finchley Underground StationNorthern
29 min walk
West Finchley Underground StationNorthern
35 min walk
No bus stops within 400m

27

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

4.4 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

15

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)804
Nearest car park172m
Santander docks (800m)0
Nearest cycle dock4.4 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.6 km away✗ Not Green Belt✗ Not AONB80% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.3 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

7 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 · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

176

Parks (1km)

9

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 (672 m)

Nearest supermarketCo-op Food · 1.2 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)

1.1km

Post office

Nearby shops

Colney Food & Wine103 m
Cromwell Supermarket118 m
Rishin's Food & Wine Store642 m
Colney Supermarket693 m

Nearby cafes

Harmony556 m
Hatch Cafe & Gelateria562 m
Costa674 m
Exotic Cafe Bar680 m

Nearby restaurants

Fish and Chips538 m
Nori566 m
McDonald's641 m
Taste of Nawab647 m

Nearby pubs

Furlong672 m

Nearby gyms

Powerleague Barnet207 m

Nearby pharmacies

Abbot Pharmacy635 m
Food hygiene (5-star)46% of 26

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

GALLERY FRAMES LIMITED
SMERT LIMITED

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

31.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,688m
Crossrail 2 route5,923m

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)
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
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
WHITEHEAD COURT, WHITEHEAD COURT, ALBION AVENUE, N1013 homes
completed
264-266, 264-266, COLNEY HATCH LANE, N1012 homes
completed
2 Pembroke Road, London, N10 2HR, N10 2HR9 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 2PF

Full postcodeN10 2PF
Postcode districtN10
BoroughLondon Borough of Barnet
WardFriern Barnet
Latitude51.605759
Longitude-0.148809
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