West Finchley · Barnet · Finchley and Golders Green constituency · 51.61351, -0.18476

N12 8BJ— West Finchley, Barnet

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

The practical family move

 

Schools 100%Safety 80/100Transport 40/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
62
Safety
80
Schools
95
Transport
40
Environment
58
Investment
59

The bottom line

N12 8BJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 8BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for N12 8BJ

🛡️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 8BJ 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 · 5 min walk

KS2: 107.4

★★★

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 · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.6 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

+13% vs borough

Crime by type

Other28%
Anti-social behaviour24%
Vehicle crime18%
Violence & sexual offences18%
Drug offences6%
Theft2%
Robbery2%
Burglary1%

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 +9% 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.

N12 district median

£360,000

Based on 144 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,710/m²
Price per ft²£438/ft²
Avg floor area62.4 m²

EPC breakdown

C
8%
D
3%
E
2%

Based on 13 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£156,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

1995–2025 · CAGR

+5.8%

Total change

+445%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.8%

per year

Acceleration

-0.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£55k£55k+0%1
Post-dot-com plateau2001–2004£120k£204k+69.6%1
Pre-crash peak2005–2006£205k£210k+2.4%1
GFC & correction2009–2010£244k£225k-7.8%1
Help-to-Buy recovery2013–2016£240k£365k+52.1%1
Brexit uncertainty2019–2019£333k£333k+0%1
Current market2025–2025£300k£300k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
5.7 min walk
Oakleigh Park

Nearby stations

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

29

Walkability score

19

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

27

Car parks (800m)

1

EV chargers (800m)

Nearest car park363m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Lodge Lane Car Park· yes
552m
🅿️
Stanhope Road Main Car Park· yes
643m
🅿️
Stanhope Top Car Park· yes
649m
🅿️
Woodhouse Road Car Park· yes
722m
🅿️
Castle Road Car Park· yes
746m

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: 10.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 52%
Less green space than 80% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.1 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

14

GPs within 1km

9

Dentists within 1km

8

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 1.0 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

5

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Elephant Inn (443 m)

Nearest supermarketQ Stores · 579 m
6 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)

664m

Post office

Nearby shops

Nisa Local460 m
Local Food Centre486 m
Regents Market516 m
Lovesay & Son528 m

Nearby cafes

Vero Caffe465 m
Philippe Conticini471 m
Golden Bite485 m
Café Cairo485 m

Nearby restaurants

Il Tocco D'Artista493 m
Yi Man Tang496 m
Indian Orchid498 m
Sam's Chicken536 m

Nearby pubs

Elephant Inn443 m
The Tally Ho572 m
The Bohemia609 m
Finchley Tavern634 m

Nearby gyms

More Yoga521 m
PureGym542 m
Ballazhi607 m
Perfect Timing Academy670 m

Nearby pharmacies

Carters Pharmacy515 m
Boots643 m
Superdrug1.1 km
Cootes Pharmacy1.1 km

Nearby health

311 Dental Care485 m
Finchley Dental Lounge497 m
N12 Dental Care554 m
{my}dentist625 m
Food hygiene (5-star)61% of 44

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

59

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

40.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,347m
Crossrail 2 route8,544m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,710 nationally

1,800

Est. population

6,605/km²

58%

Employed

50%

Degree educated

£43,300

Median income

6.3%

Claimant rate

Inner cityMedium densityRenters

29

Community stability

Age profile

21%
19%
29%
17%
14%
Under 1821%
18–3419%
35–4929%
50–6417%
65+14%

Tenure

18%
16%
54%
Own outright18%
Own (mortgage)16%
Private rent54%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

31%
23%
23%
White British31%
White Other23%
Asian23%
Black5%
Mixed5%
Other12%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine13%
No car household47%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent54%
Social rent11%

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)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
18
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)
114
Largest scheme
91 homes · Barbara Langstone House, 315, 317, Ballards Lane, Finchley, N12 8LZ
Pipeline pressure
NONE

Named schemes (500m)

St Barnabas Church, 42, St Barnabas Church, 42, Holden Road, Totteridge, N12 7DN30 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
38-40, 38-40, HOLDEN ROAD, N1216 homes
completed
114-116 Nether Street, London, N12 8EU, N12 8EU14 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 8BJ

Full postcodeN12 8BJ
Postcode districtN12
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.613515
Longitude-0.184761
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