West Finchley · Barnet · Finchley and Golders Green constituency · 51.61574, -0.18197

N12 8AA— West Finchley, Barnet

Location and area intelligence for N12 8AA, West Finchley, Barnet

The practical family move

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 42/100Low yield 2.88%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
70
Safety
82
Schools
95
Transport
42
Environment
57
Investment
44

The bottom line

N12 8AA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £646,849 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N12 8AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+24.4% vs London avg
vs London income+3.1% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for N12 8AA

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

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Postcode Personality

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“The practical family move”

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How N12 8AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Northside Primary School

Good · Inspected Mar 2023 · 2 min walk

KS2: 108.7

★★★

Secondary

St Michael's Catholic Grammar School

Outstanding · Inspected Nov 2022 · 2 min walk

P8: +0.98A8: 79.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 8 min walk

4 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

57.6 incidents per 1,000 residents

Better than 56% of London
→ Stable

-7% vs borough

Crime by type

Anti-social behaviour28%
Other25%
Vehicle crime17%
Violence & sexual offences17%
Drug offences5%
Burglary5%
Theft3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Finchley Fire Station · 2.0km

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£646,849

Median sale price

Above London median by 24%

£646,849 is 24% above the London median (£520,000)

+100.0%

This year

Flat

Dominant type

Price history

5-year change
+13.9%
Sales (24 months)6
New build0.0%
Avg semi-detached£900,000
Avg terraced£835,000
Avg flat£475,000
Price per m²£8,997/m²
Price per ft²£836/ft²
Avg floor area71.2 m²

EPC breakdown

C
12%
D
19%
E
8%
F
3%
G
2%

Based on 44 properties · Confidence: high

Street mix

Semi 13%Terraced 31%Detached 2%Flat 53%Other 2%

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

Stamp duty

Standard buyer£19,842
First-time buyerFTB
£19,842
Additional propertyBTL/2nd
£39,248

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.9×

Price-to-income

£3,236/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£178,000
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 DAnnual charge £1,898
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.7%

Total change

+1127%

Market Activity

Price Velocity & Acceleration

Current Velocity

+93.7%

per year

Acceleration

+100.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 60 sales

Property Type Mix

Total: 60 sales

Detached1.7%
Semi-detached13.3%
Terraced31.7%
Flat/maisonette53.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£245k+226.7%3.3
Post-dot-com plateau2001–2004£167k£218k+30.3%2
Pre-crash peak2005–2007£338k£348k+3%2
GFC & correction2008–2011£330k£620k+87.9%1.7
Help-to-Buy recovery2014–2016£549k£690k+25.7%2.5
Brexit uncertainty2017–2018£510k£435k-14.7%1
Pandemic surge2020–2021£555k£568k+2.3%3
Rate-rise correction2022–2023£373k£508k+36.4%1.5
Current market2024–2025£475k£920k+93.7%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Weakest performer

Terraced

+0.8% alpha

Flat/maisonette+1.5% α
Local
7.2%
District
5.7%
Terraced+0.8% α
Local
8.4%
District
7.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Woodside Park Underground StationNorthern line
4.1 min walk
Oakleigh Park

Nearby stations

Woodside Park Underground StationNorthern
4 min walk
West Finchley Underground StationNorthern
10 min walk
Totteridge & Whetstone Underground StationNorthern
21 min walk
Finchley Central Underground StationNorthern
23 min walk
Mill Hill East Underground StationNorthern
26 min walk
No bus stops within 400m

45

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria ★47 min
Waterloo48 min ↑
Canary Wharf58 min ↑
City51 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)

1

EV chargers (800m)

Nearest car park278m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Lodge Lane Car Park· yes
278m
🅿️
Stanhope Road Main Car Park· yes
434m
🅿️
Stanhope Top Car Park· yes
465m
🅿️
Castle Road Car Park· yes
576m
🅿️
Woodhouse Road Car Park· yes
666m

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: 10.3 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 88% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.3 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 yield847.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BARNET FEDERATED GPS LIMITED

311 BALLARDS LANE, FINCHLEY, N12 8LY

5 min walk

16

GPs within 1km

13

Dentists within 1km

11

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 1.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

34

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bohemia (384 m)

Nearest supermarketQ Stores · 290 m
1 tennis courts2 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)

373m

Post office

Nearby shops

Nick Market348 m
Afghan Market351 m
Yoginarayan News375 m
Confags379 m

Nearby cafes

Café Cairo332 m
Starbucks346 m
M's Place347 m
Costa349 m

Nearby restaurants

3 Oceans331 m
KFC346 m
Pita Time351 m
McDonald's380 m

Nearby pubs

The Bohemia384 m
Pink Salt414 m
The Tally Ho417 m
Toolan's496 m

Nearby gyms

Perfect Timing Academy376 m
More Yoga410 m
Ballazhi431 m
PureGym486 m

Nearby pharmacies

Boots381 m
Carters Pharmacy417 m

Nearby health

N12 Dental Care374 m
311 Dental Care442 m
The Torrington Speedwell Practice499 m
The Torrington Park Group Practice512 m
Food hygiene (5-star)56% of 139

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

DESIGN EXPLORER LTD
GAINSBOROUGH ROAD 51 LIMITED
HYBRID 360 HEALTH LIMITED
INES.M LTD
KASTRATI CONSULTING LTD

+5 more

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.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,550London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

69.6

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,497m
Crossrail 2 route8,474m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,827 nationally

1,667

Est. population

11,791/km²

66%

Employed

62%

Degree educated

£43,300

Median income

3.4%

Claimant rate

Inner cityHigh densityYoung professionals

46

Community stability

Age profile

23%
18%
26%
19%
15%
Under 1823%
18–3418%
35–4926%
50–6419%
65+15%

Tenure

31%
31%
31%
Own outright31%
Own (mortgage)31%
Private rent31%
Social rent6%
Shared ownership0%
Rent free0%

Ethnicity

38%
21%
24%
White British38%
White Other21%
Asian24%
Black4%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine12%
No car household31%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent31%
Social rent6%

vs. London

Income vs London+3.1%
Price vs London+24.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
21
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)
114
Largest scheme
155 homes · FORMER GAUMONT SITE, TALLY HO CORNER, 711, FORMER GAUMONT SITE, TALLY HO CORNER, 711, HIGH ROAD, FINCHLEY, N12
Pipeline pressure
NONE

Named schemes (500m)

45, 45, WOODSIDE AVENUE, N1237 homes
completed
LAND ADJACENT ST MICHAELS CONVENT, LAND ADJACENT ST MICHAELS CONVENT, NETHER STREET, N1230 homes
completed
Land Rear Of Marian House, Land Rear Of Marian House, Holden Avenue, Totteridge, N12 8HY25 homes
completed
190-200, 190-200, REGENTS PARK ROAD, N3 3HR25 homes
completed
49, 49, WOODSIDE PARK ROAD, N1225 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£646,849)

£19,842

Standard buyer

£19,842

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N12 8AA

Full postcodeN12 8AA
Postcode districtN12
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.615737
Longitude-0.181972
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