West Finchley · Barnet · Finchley and Golders Green constituency · 51.61475, -0.17846

N12 8DE— West Finchley, Barnet

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 36/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
64
Safety
69
Schools
95
Transport
36
Environment
58
Investment
58

The bottom line

N12 8DE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 53 min to victoria — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N12 8DE scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N12 8DE meets your needs.

Location

N12 8DE

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 8DE

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N12 8DE with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How N12 8DE 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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 9 min walk

5 primaries · 2 secondaries · 0 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Finchley Fire Station · 1.9km

Crime is +107% 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£6,082/m²
Price per ft²£565/ft²
Avg floor area83.2 m²

EPC breakdown

C
3%
D
13%
E
8%
F
2%
G
1%

Based on 27 properties · Confidence: medium

Street mix

Semi 30%Terraced 67%Flat 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

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£208,000
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

1995–2026 · CAGR

+6.6%

Total change

+618%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.7%

per year

Acceleration

-34.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached30.2%
Terraced67.4%
Flat/maisonette2.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£136k+98.5%2.3
Post-dot-com plateau2001–2004£189k£263k+39.2%3.5
Pre-crash peak2005–2007£281k£331k+17.8%2.7
GFC & correction2010–2011£439k£367k-16.4%1.5
Help-to-Buy recovery2013–2015£336k£624k+85.6%2
Brexit uncertainty2019–2019£630k£630k+0%1
Pandemic surge2020–2021£525k£655k+24.8%2
Current market2024–2026£690k£492k-28.7%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+2.6% alpha

Weakest performer

Terraced

+0.6% alpha

Semi-detached+2.6% α
Local
12.2%
District
9.6%
Terraced+0.6% α
Local
9.4%
District
8.8%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
7.2 min walk
Oakleigh Park

Nearby stations

Woodside Park Underground StationNorthern
8 min walk
West Finchley Underground StationNorthern
11 min walk
Totteridge & Whetstone Underground StationNorthern
22 min walk
Finchley Central Underground StationNorthern
23 min walk
Mill Hill East Underground StationNorthern
29 min walk
No bus stops within 400m

64

Walkability score

130

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★53 min
Waterloo56 min ↑
Canary Wharf64 min ↑
City57 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)

2

EV chargers (800m)

Nearest car park144m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Lodge Lane Car Park· yes
160m
🅿️
Stanhope Road Main Car Park· yes
186m
🅿️
Stanhope Top Car Park· yes
203m
🅿️
Castle Road Car Park· yes
312m
🅿️
Woodhouse Road Car Park· yes
417m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed488 Mbps
Median download446 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: 10.1 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
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

3 min walk

16

GPs within 1km

13

Dentists within 1km

9

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

38

Restaurants (800m)

18

Cafes (800m)

6

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

15

Convenience

Nearest supermarketQ Stores · 207 m
3 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

C
941 licensed premises in borough130 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

271m

Post office

Nearby shops

Afghan Market120 m
Wenzel's149 m
Tesco Express160 m
Esfahan Supermarket161 m

Nearby cafes

Boulagerie Joie de Vie125 m
M's Place139 m
Çilek Cafe151 m
Delight151 m

Nearby restaurants

Panda Shawarma Grill116 m
Lezziz123 m
Pita Time126 m
Bangkok Taste127 m

Nearby pubs

The Tally Ho150 m
The Bohemia152 m
Finchley Tavern278 m
Red & Black288 m

Nearby gyms

More Yoga160 m
Ballazhi166 m
PureGym257 m
Perfect Timing Academy282 m

Nearby pharmacies

Carters Pharmacy175 m
Boots207 m

Nearby health

N12 Dental Care108 m
311 Dental Care233 m
Apex Dental348 m
The Torrington Speedwell Practice349 m
Food hygiene (5-star)54% of 154

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

SOCIAL BUTTERFLY LIMITED
STUDIO AMBIT LTD
YANG & BROTHERS BUILDING LTD

Investment

Investment grade, yield and market outlook

58

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 score25/100
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

47.2

Price growth score

C
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,301m
Crossrail 2 route8,207m

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)
6
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
25
Local approval rate
79%
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)
119
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)

FORMER GAUMONT SITE, TALLY HO CORNER, 711, FORMER GAUMONT SITE, TALLY HO CORNER, 711, HIGH ROAD, FINCHLEY, N12155 homes
completed
Barbara Langstone House, 315, 317, Ballards Lane, Finchley, N12 8LZ91 homes
completed
707, 707, High Road, West Finchley, N12 0BT63 homes
completed
340-342, 340-342, BALLARDS LANE, N12 0EY59 homes
completed
FORMER GAUMONT CINEMA CAR PARK SITE, SOUTH SIDE, FORMER GAUMONT CINEMA CAR PARK SITE, SOUTH SIDE, KINGSWAY, N1233 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

Live in N12 8DE? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N12 8DE.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Barnet with nearby boroughs:

Barnet vs HaringeyBarnet vs EnfieldBarnet vs HarrowBarnet vs Camden

Similar postcodes

Frequently asked questions

📍 Track N12 8DE

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N12 8DE

Full postcodeN12 8DE
Postcode districtN12
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.614748
Longitude-0.178458
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