West Finchley · Barnet · Finchley and Golders Green constituency · 51.61605, -0.18038

N12 8BS— West Finchley, Barnet

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 41/100Yield 5.17%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
69
Schools
95
Transport
41
Environment
56
Investment
73

The bottom line

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

Less suited to Car-free commuters.

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Location

N12 8BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime+107.0% vs London avg

Deep-dive guides for N12 8BS

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

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“High-connectivity investment target”

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How N12 8BS 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 · 1 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

134.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+117% vs borough

Crime by type

Other29%
Violence & sexual offences23%
Anti-social behaviour18%
Vehicle crime10%
Theft6%
Drug offences5%
Robbery5%
Burglary4%

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 · 2.0km

Crime is +107% above London average

Property

Prices, sales volume and market trends

Avg floor area103.7 m²

EPC breakdown

C
1%
D
2%

Based on 3 properties · Confidence: low

Street mix

Semi 40%Terraced 60%

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£259,250
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, 200 mm loft insulation
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

1999–2019 · CAGR

+8%

Total change

+364%

Market Activity

Price Velocity & Acceleration

Current Velocity

+44.4%

per year

Acceleration

-0.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached40%
Terraced60%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£145k£145k+0%1
GFC & correction2008–2010£338k£320k-5.3%1
Help-to-Buy recovery2014–2014£464k£464k+0%1
Brexit uncertainty2019–2019£670k£670k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
4.9 min walk
Oakleigh Park

Nearby stations

Woodside Park Underground StationNorthern
5 min walk
West Finchley Underground StationNorthern
12 min walk
Totteridge & Whetstone Underground StationNorthern
20 min walk
Finchley Central Underground StationNorthern
24 min walk
Mill Hill East Underground StationNorthern
28 min walk
No bus stops within 400m

53

Walkability score

55

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 park165m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Lodge Lane Car Park· yes
165m
🅿️
Stanhope Road Main Car Park· yes
337m
🅿️
Stanhope Top Car Park· yes
375m
🅿️
Castle Road Car Park· yes
487m
🅿️
Woodhouse Road Car Park· yes
614m

Connectivity

Broadband and mobile coverage

100%

Full fibre

44%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed278 Mbps
Median download273 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 AONB0% green spaceTree canopy: 25%
Less green space than 98% 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

10

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

37

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Bohemia (284 m)

Nearest supermarketQ Stores · 175 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)

258m

Post office

Nearby shops

Nick Market236 m
Afghan Market253 m
Yoginarayan News260 m
Confags266 m

Nearby cafes

Starbucks231 m
Costa234 m
M's Place242 m
Creams270 m

Nearby restaurants

3 Oceans216 m
KFC239 m
Pita Time250 m
BIMS269 m

Nearby pubs

The Bohemia284 m
Pink Salt300 m
The Tally Ho343 m
Toolan's392 m

Nearby gyms

Perfect Timing Academy262 m
Ballazhi346 m
More Yoga356 m
PureGym447 m

Nearby pharmacies

Boots268 m
Carters Pharmacy368 m

Nearby health

N12 Dental Care293 m
The Torrington Speedwell Practice383 m
The Torrington Park Group Practice397 m
311 Dental Care413 m
Food hygiene (5-star)55% of 150

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

AWAKE YOUR POTENTIAL LTD
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Investment

Investment grade, yield and market outlook

73

Investment score

Strong

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 score24/100
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

40.5

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,487m
Crossrail 2 route8,392m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,857 nationally

2,219

Est. population

14,663/km²

57%

Employed

50%

Degree educated

£43,300

Median income

5.9%

Claimant rate

Inner cityHigh densityEstablished mixed

31

Community stability

Age profile

23%
25%
26%
14%
Under 1823%
18–3425%
35–4926%
50–6414%
65+12%

Tenure

22%
18%
53%
Own outright22%
Own (mortgage)18%
Private rent53%
Social rent6%
Shared ownership0%

Ethnicity

22%
25%
28%
14%
White British22%
White Other25%
Asian28%
Black7%
Mixed4%
Other14%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine14%
No car household43%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Private rent53%
Social rent6%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
22
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
3
Under construction
0
Completed (3yr)
118
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)

Barbara Langstone House, 315, 317, Ballards Lane, Finchley, N12 8LZ91 homes
completed
45, 45, WOODSIDE AVENUE, N1237 homes
completed
LAND ADJACENT ST MICHAELS CONVENT, LAND ADJACENT ST MICHAELS CONVENT, NETHER STREET, N1230 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

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Key facts for N12 8BS

Full postcodeN12 8BS
Postcode districtN12
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.616055
Longitude-0.180384
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