West Finchley · Barnet · Finchley and Golders Green constituency · 51.60824, -0.18152

N12 0ED— West Finchley, Barnet

Location and area intelligence for N12 0ED, West Finchley, Barnet

The practical family move

 

Schools 100%Safety 82/100Transport 41/100Yield 5.17%

Best for: Families, Investors, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
68
Safety
82
Schools
95
Transport
41
Environment
62
Investment
68

The bottom line

N12 0ED offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 46 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N12 0ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for N12 0ED

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How N12 0ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Moss Hall Infant School

Good · Inspected Nov 2023 · 4 min walk

KS2: 107.4

★★★

Secondary

St Michael's Catholic Grammar School

Outstanding · Inspected Nov 2022 · 8 min walk

P8: +0.98A8: 79.3

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

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 6 min walk

8 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

56.2 incidents per 1,000 residents

Better than 57% of London
→ Stable

-10% vs borough

Crime by type

Violence & sexual offences29%
Other24%
Vehicle crime16%
Anti-social behaviour13%
Robbery6%
Burglary6%
Drug offences4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Finchley Fire Station · 1.2km

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area70.6 m²

EPC breakdown

C
12%
D
9%
E
4%

Based on 25 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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£176,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+7.1%

Total change

+461%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.4%

per year

Acceleration

-5.83

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£82k£112k+36.6%1
Post-dot-com plateau2002–2003£147k£197k+34.5%1.5
Pre-crash peak2005–2007£200k£246k+22.8%2
GFC & correction2008–2008£255k£255k+0%1
Help-to-Buy recovery2016–2016£390k£390k+0%1
Brexit uncertainty2017–2017£393k£393k+0%1
Rate-rise correction2022–2023£437k£460k+5.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.4% alpha

Flat/maisonette+3.4% α
Local
10.9%
District
7.5%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
West Finchley Underground StationNorthern line
5.9 min walk
Oakleigh Park

Nearby stations

West Finchley Underground StationNorthern
6 min walk
Finchley Central Underground StationNorthern
14 min walk
Woodside Park Underground StationNorthern
14 min walk
Mill Hill East Underground StationNorthern
25 min walk
Totteridge & Whetstone Underground StationNorthern
31 min walk
No bus stops within 400m

35

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria ★46 min
Waterloo47 min ↑
Canary Wharf57 min ↑
City50 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

36

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)160
Nearest car park89m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Woodhouse Road Car Park· yes
617m

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 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: 9.6 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.5 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

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 yield848.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

FINCHLEY WIC

GRANVILLE ROAD, NORTH FINCHLEY, N12 0JE

6 min walk

14

GPs within 1km

12

Dentists within 1km

7

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 428 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

9

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

19

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Elephant Inn (397 m)

Nearest supermarketMega Organix · 450 m
10 tennis courts1 swimming pools5 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)

1

Cinemas (2km)

1.0km

Post office

Nearby shops

Da Vincenzo99 m
Finchley Delight Food & Wine101 m
Finchley Express424 m
Local Food Centre452 m

Nearby cafes

Blanche Bistro Cafe424 m
Tinys Snack Bar425 m
Golden Bite430 m
Cafe Tuck In463 m

Nearby restaurants

Il Tocco D'Artista474 m
Yi Man Tang485 m
Indian Orchid491 m
China Cottage523 m

Nearby pubs

Elephant Inn397 m
Sea Rock635 m
Red & Black656 m
Finchley Tavern665 m

Nearby gyms

Finchley Bowling Club202 m
Park View Healthclubs467 m
David Lloyd Outdoor Pool525 m
Override Spin Studio562 m

Nearby pharmacies

Carters Pharmacy638 m
Cootes Pharmacy688 m
Superdrug703 m
Pharmacy796 m

Nearby health

{my}dentist132 m
Finchley Dental Lounge162 m
Finchley Memorial Hospital428 m
Finchley Dental Studio545 m
Food hygiene (5-star)51% of 71

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DR WARDAK & CO LTD
EC CONTRACTORS LTD
PANMEDIA UK LIMITED

Investment

Investment grade, yield and market outlook

68

Investment score

Good

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

43.6

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,720m
Crossrail 2 route8,111m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,390 nationally

1,584

Est. population

10,737/km²

59%

Employed

56%

Degree educated

£43,300

Median income

4.9%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

23%
19%
24%
18%
17%
Under 1823%
18–3419%
35–4924%
50–6418%
65+17%

Tenure

32%
25%
35%
Own outright32%
Own (mortgage)25%
Private rent35%
Social rent8%
Rent free0%

Ethnicity

34%
23%
24%
White British34%
White Other23%
Asian24%
Black4%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine13%
No car household32%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent35%
Social rent8%

vs. London

Income vs London+3.1%

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)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
23
Local approval rate
67%
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
5
Under construction
0
Completed (3yr)
107
Largest scheme
155 homes · FORMER GAUMONT SITE, TALLY HO CORNER, 711, FORMER GAUMONT SITE, TALLY HO CORNER, 711, HIGH ROAD, FINCHLEY, N12
Pipeline pressure
LOW

Named schemes (500m)

REAR OF RUBENS HOUSE, 184, REAR OF RUBENS HOUSE, 184, BALLARDS LANE, N323 homes
completed
LAND ADJ., 19, LAND ADJ., 19, HUTTON GROVE, N1218 homes
completed
15, 15, ETCHINGHAM PARK ROAD, N3 2EA18 homes
completed
2-4, 2-4, ETCHINGHAM PARK ROAD, N316 homes
completed
HOLDEN ROAD, WESTBURY ROAD, N1216 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.7%
Ward turnout
46%
Election year
2026
MP
Sarah Sackman (Labour)
MP majority
4,581
Constituency
Finchley and Golders Green

Councillors

Ross HoustonLabour
Kath McGuirkLabour
Danny RichLabour

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Key facts for N12 0ED

Full postcodeN12 0ED
Postcode districtN12
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.608240
Longitude-0.181520
Parliamentary constituencyFinchley and Golders Green
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