The bottom line
N12 8FF offers exceptional schools (100% Good/Outstanding) and low crime — 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.
Check your dealbreakers
Toggle the things that matter to you — see how N12 8FF scores on each.
Toggle a question above to see how N12 8FF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N12 8FF
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Postcode Personality
“The practical family move”
How N12 8FF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
95
Education score
Primary
Northside Primary School
Good · Inspected Mar 2023 · 5 min walk
KS2: 108.7
Secondary
St Michael's Catholic Grammar School
Outstanding · Inspected Nov 2022 · 2 min walk
100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km
Childcare
Childcare
Moss Hall Nursery School
Not inspected · 5 min walk
4 primaries · 1 secondaries · 1 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
57.6 incidents per 1,000 residents
-7% vs borough
Crime by type
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 · 1.7km
Crime is 11% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 3 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
LHA rates — Outer North London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Distribution
P25: £350k–£400k · P75: £500k–£600k · 3 sales
Property Type Mix
Total: 3 sales
By decade
2020s
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Current market | 2025–2025 | £425k | £425k | +0% | 3 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
45
Walkability score
37
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
25
Car parks (800m)
2
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Hampstead Heath Woods SSSI — 5.0 km
Energy
Ground stability
Geology: DIAMICTON
Subsidence risk: Low
Shrink-swell: Low
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
BARNET FEDERATED GPS LIMITED
311 BALLARDS LANE, FINCHLEY, N12 8LY
4 min walk
18
GPs within 1km
12
Dentists within 1km
11
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
45
Parks (1km)
36
Restaurants (800m)
16
Cafes (800m)
1
Pubs (400m)
2
Pharmacies (800m)
4
Gyms (1km)
13
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
545m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
57
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
64.6
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 7/10
Less deprived than average
Index of Multiple Deprivation
Rank: 22,827 nationally
1,667
Est. population
11,791/km²
66%
Employed
62%
Degree educated
£43,300
Median income
3.4%
Claimant rate
46
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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