West Finchley · Barnet · Chipping Barnet constituency · 51.61171, -0.18597

N12 8EX— West Finchley, Barnet

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 43/100Yield 5.17%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
70
Safety
86
Schools
95
Transport
43
Environment
58
Investment
65

The bottom line

N12 8EX 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 8EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+23.8% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for N12 8EX

🛡️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 8EX 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 · 3 min walk

KS2: 107.4

★★★

Secondary

St Michael's Catholic Grammar School

Outstanding · Inspected Nov 2022 · 6 min walk

P8: +0.98A8: 79.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.8 incidents per 1,000 residents

Better than 77% of London
→ Stable

-47% vs borough

Crime by type

Anti-social behaviour22%
Other22%
Vehicle crime22%
Burglary14%
Violence & sexual offences10%
Robbery4%
Drug offences2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Finchley Fire Station · 1.6km

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area137 m²

EPC breakdown

D
1%
E
1%

Based on 2 properties · Confidence: very_low

Street mix

Semi 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

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£342,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band FAnnual charge £2,742
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2020 · CAGR

+4.9%

Total change

+173%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

-115.89

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£330k£330k+0%1
Post-dot-com plateau2002–2002£458k£458k+0%1
GFC & correction2012–2012£850k£850k+0%1
Help-to-Buy recovery2013–2016£400k£875k+118.8%1
Pandemic surge2020–2020£900k£900k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
West Finchley Underground StationNorthern line
3.6 min walk
Oakleigh Park

Nearby stations

West Finchley Underground StationNorthern
4 min walk
Woodside Park Underground StationNorthern
9 min walk
Finchley Central Underground StationNorthern
16 min walk
Mill Hill East Underground StationNorthern
21 min walk
Totteridge & Whetstone Underground StationNorthern
27 min walk
No bus stops within 400m

26

Walkability score

15

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

21

Car parks (800m)

1

EV chargers (800m)

Nearest car park369m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Lodge Lane Car Park· yes
741m
🅿️
Woodhouse Road Car Park· yes
781m
🅿️
Stanhope Top Car Park· yes
789m
🅿️
Stanhope Road Main Car Park· yes
795m

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed460 Mbps
Median download433 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: 10.0 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 43%
Less green space than 76% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.9 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

7 min walk

17

GPs within 1km

7

Dentists within 1km

8

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 920 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Elephant Inn (467 m)

Nearest supermarketMega Organix · 623 m
6 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)

857m

Post office

Nearby shops

Lovesay & Son314 m
Goden Eagle321 m
Da Vincenzo422 m
Finchley Delight Food & Wine423 m

Nearby cafes

Vero Caffe507 m
Golden Bite520 m
Philippe Conticini526 m
Cafe Tuck In537 m

Nearby restaurants

China Cottage333 m
Piani359 m
Il Tocco D'Artista545 m
Yi Man Tang553 m

Nearby pubs

Elephant Inn467 m
The Tally Ho705 m
Red & Black729 m
Finchley Tavern729 m

Nearby gyms

Finchley Bowling Club572 m
PureGym625 m
More Yoga638 m
Park View Healthclubs638 m

Nearby pharmacies

Carters Pharmacy626 m
Boots822 m
Superdrug852 m
Cootes Pharmacy857 m

Nearby health

Finchley Dental Lounge406 m
{my}dentist454 m
311 Dental Care571 m
Apex Dental697 m
Food hygiene (5-star)48% of 59

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
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

ALL WE HAVE LTD
COVENT GARDEN SINFONIA LTD
MPNA LTD
PUNCHES AND STREAMERS LTD

Investment

Investment grade, yield and market outlook

65

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 score20/100
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

49.2

Price growth score

C
Medium

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,199m
Crossrail 2 route8,541m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,247 nationally

1,495

Est. population

5,997/km²

59%

Employed

65%

Degree educated

£52,000

Median income

2.1%

Claimant rate

Inner cityMedium densityYoung professionals

51

Community stability

Age profile

26%
14%
24%
18%
18%
Under 1826%
18–3414%
35–4924%
50–6418%
65+18%

Tenure

41%
32%
26%
Own outright41%
Own (mortgage)32%
Private rent26%
Social rent0%
Shared ownership0%
Rent free0%

Ethnicity

34%
18%
31%
White British35%
White Other18%
Asian31%
Black3%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine7%
No car household19%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent26%
Social rent0%

vs. London

Income vs London+23.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
20
Local approval rate
67%
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
5
Under construction
0
Completed (3yr)
10
Largest scheme
50 homes · 73-79, 73-79, HOLDEN ROAD, N12 7DP
Pipeline pressure
LOW

Named schemes (500m)

114-116 Nether Street, London, N12 8EU, N12 8EU14 homes
completed
42-44, 42-44, ALEXANDRIA GROVE, N1211 homes
completed
47, 47, Holden Road, West Finchley, N12 7EJ9 homes
completed
Phillipson House, 62, Phillipson House, 62, Alexandra Grove, N12 8HQ8 homes
completed
41, 41, Holden Road, N12 8HS7 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.7%
Ward turnout
46%
Election year
2026
MP
Dan Tomlinson (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 8EX

Full postcodeN12 8EX
Postcode districtN12
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.611708
Longitude-0.185974
Parliamentary constituencyChipping Barnet
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