West Finchley · Barnet · Finchley and Golders Green constituency · 51.61408, -0.18484

N12 8AD— West Finchley, Barnet

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

The practical family move

 

Schools 100%Safety 82/100Transport 41/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
66
Safety
82
Schools
95
Transport
41
Environment
58
Investment
55

The bottom line

N12 8AD 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: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N12 8AD

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-11.0% vs London avg

Deep-dive guides for N12 8AD

🛡️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 8AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Moss Hall Junior School

Good · Inspected Jul 2022 · 6 min walk

★★★

Secondary

St Michael's Catholic Grammar School

Outstanding · Inspected Nov 2022 · 4 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 · 5 min walk

4 primaries · 1 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Finchley Fire Station · 1.8km

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.

N12 district median

£360,000

Based on 144 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£8,614/m²
Price per ft²£800/ft²
Avg floor area110 m²

EPC breakdown

C
1%
D
8%
E
2%
G
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 36%Terraced 14%Flat 50%

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 yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£275,000
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+6.7%

Total change

+603%

Market Activity

Price Velocity & Acceleration

Current Velocity

+126.7%

per year

Acceleration

+165.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached35.7%
Terraced14.3%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£135k£75k-44.3%1.2
GFC & correction2009–2009£300k£300k+0%1
Help-to-Buy recovery2015–2016£583k£880k+50.9%2
Brexit uncertainty2017–2017£680k£680k+0%1
Pandemic surge2020–2020£418k£418k+0%1
Current market2025–2025£948k£948k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
5 min walk
Oakleigh Park

Nearby stations

Woodside Park Underground StationNorthern
5 min walk
West Finchley Underground StationNorthern
7 min walk
Finchley Central Underground StationNorthern
19 min walk
Mill Hill East Underground StationNorthern
23 min walk
Totteridge & Whetstone Underground StationNorthern
23 min walk
No bus stops within 400m

30

Walkability score

22

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

20

Car parks (800m)

1

EV chargers (800m)

Nearest car park409m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Lodge Lane Car Park· yes
526m
🅿️
Stanhope Road Main Car Park· yes
634m
🅿️
Stanhope Top Car Park· yes
646m
🅿️
Woodhouse Road Car Park· yes
746m
🅿️
Castle Road Car Park· yes
748m

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 AONB6% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.2 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

6 min walk

16

GPs within 1km

9

Dentists within 1km

8

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 1.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

5

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Elephant Inn (482 m)

Nearest supermarketQ Stores · 549 m
3 tennis courts3 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)

634m

Post office

Nearby shops

Nisa Local430 m
Local Food Centre519 m
Regents Market527 m
Esfahan Supermarket562 m

Nearby cafes

Café Cairo421 m
Vero Caffe441 m
Philippe Conticini443 m
Golden Bite521 m

Nearby restaurants

Il Tocco D'Artista523 m
Yi Man Tang526 m
Indian Orchid527 m
Sam's Chicken540 m

Nearby pubs

Elephant Inn482 m
The Tally Ho574 m
The Bohemia596 m
Finchley Tavern649 m

Nearby gyms

More Yoga530 m
PureGym563 m
Ballazhi605 m
Perfect Timing Academy639 m

Nearby pharmacies

Carters Pharmacy526 m
Boots621 m
Superdrug1.1 km
Cootes Pharmacy1.1 km

Nearby health

311 Dental Care506 m
N12 Dental Care550 m
Finchley Dental Lounge555 m
Apex Dental657 m
Food hygiene (5-star)61% of 44

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

E

High street health

Registered businesses

BIGC SERVICES LTD
MAKANI BROTHERS LTD

Investment

Investment grade, yield and market outlook

55

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

51.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,407m
Crossrail 2 route8,575m

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%

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)
8
Planning apps (3 years)
16
Local approval rate
63%
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)
23
Largest scheme
50 homes · 73-79, 73-79, HOLDEN ROAD, N12 7DP
Pipeline pressure
NONE

Named schemes (500m)

Brookdene, Brookdene, Holden Road, Totteridge, N12 7DR34 homes
completed
St Barnabas Church, 42, St Barnabas Church, 42, Holden Road, Totteridge, N12 7DN30 homes
completed
49, 49, WOODSIDE PARK ROAD, N1225 homes
completed
Land Rear Of Marian House, Land Rear Of Marian House, Holden Avenue, Totteridge, N12 8HY25 homes
completed
LAND ADJACENT WOODSIDE PARK TUBE STATION, LAND ADJACENT WOODSIDE PARK TUBE STATION, WOODSIDE PARK ROAD, N12 8SE24 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 8AD

Full postcodeN12 8AD
Postcode districtN12
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.614082
Longitude-0.184840
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