West Finchley · Barnet · Finchley and Golders Green constituency · 51.61605, -0.18281
N12 8HP— West Finchley, Barnet
Location and area intelligence for N12 8HP, West Finchley, Barnet
The practical family move
Top 8% LondonSchools 100%Safety 90/100Transport 45/100Low yield 3.26%
Best for: Families, Owner-occupiers
Exceptional for families — top safety and school scores
N12 8HP
Key facts for N12 8HP
Full postcodeN12 8HP
Postcode districtN12
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.616047
Longitude-0.182811
Parliamentary constituencyFinchley and Golders Green
CountryEngland
RegionGreater London
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
Inner city
HighYoung professionals
ExcellentNeutralRisk: Low
London Benchmarks
vs London income+3.1% vs London avg vs London crime-99.2% vs London avg Deep-dive guides for N12 8HP
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing
“The practical family move”
Schools
18 AprNearest schools and Ofsted ratings
Excellent for families
★ Top school within 1km
★★
Primary
Northside Primary School
Good · 3 min walk
KS2: 108.7
★★★
Secondary
St Michael's Catholic Grammar School
Outstanding · 3 min walk
P8: +0.98A8: 79.3
100% of local schools rated Good or Outstanding
Top 10% — exceptional provision Childcare
Childcare
Moss Hall Nursery School
Not inspected · 8 min walk
4 primaries · 2 secondaries · 1 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
0.5 incidents per 1,000 residents
Top 5% — safest in London Crime by type
Violence & sexual offences100%
Crime is 99% below London average
Property
Prices, sales volume and market trends
⚠️Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.
EPC breakdown
Based on 14 properties · Confidence: medium
Street mix
Semi 42%Terraced 17%Flat 42%
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)
Energy & construction
Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£253,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialModerate
Transport
1 MayPublic transport accessibility and links
🚇Woodside Park Underground StationNorthern line
3.3 min walk Nearby stations
🚇Woodside Park Underground StationNorthern
4 min walk 🚇West Finchley Underground StationNorthern
10 min walk 🚇Totteridge & Whetstone Underground StationNorthern
20 min walk 🚇Finchley Central Underground StationNorthern
23 min walk 🚇Mill Hill East Underground StationNorthern
26 min walk 🚌2 bus routes · 3 stops within 400m · 15 buses/hr peak
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV
Car parks, spaces and charging points
Nearest car park319m
Santander docks (800m)0
Nearest cycle dock5.7 km
Nearby car parks
🅿️Lodge Lane Car Park· yes
333m 🅿️Stanhope Road Main Car Park· yes
498m 🅿️Stanhope Top Car Park· yes
531m 🅿️Castle Road Car Park· yes
642m 🅿️Woodhouse Road Car Park· yes
733m Connectivity
Broadband and mobile coverage
Mobile operators
EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G78%
Broadband providers
BTSkyTalkTalkVodafoneVirgin Media
Environment
22 AprFlood risk, air quality and noise
Surface waterNONE
No assessed surface water flood riskAir qualityLOW
NO₂: 24.0 µg/m³ · PM2.5: 10.0 µg/m³Better than 84% of London Quieter than 70% of London Radon riskLOW
0.5% of local properties affectedULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space Nearest SSSI: Hampstead Heath Woods SSSI — 5.4 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
Climate
Local weather conditions and energy potential
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
Nearest hospitalFinchley Memorial Hospital · 1.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%
Amenities
Shops, restaurants, parks and more
No pubs within 400m — nearest: The Bohemia (447 m)
Nearest supermarketQ Stores · 338 m
1 tennis courts2 sports halls
Nearby shops
Nick Market404 m
Afghan Market414 m
Yoginarayan News418 m
Confags433 m
Nearby cafes
Café Cairo267 m
Starbucks398 m
Costa400 m
M's Place408 m
Nearby restaurants
3 Oceans383 m
KFC406 m
Pita Time413 m
Nippon Izakaya432 m
Nearby pubs
The Bohemia447 m
Pink Salt455 m
The Tally Ho484 m
Malt and Hops519 m
Nearby gyms
Perfect Timing Academy419 m
More Yoga477 m
Ballazhi497 m
PureGym552 m
Nearby pharmacies
Boots436 m
Carters Pharmacy484 m
Nearby health
N12 Dental Care441 m
311 Dental Care507 m
The Torrington Speedwell Practice546 m
The Torrington Park Group Practice560 m
Food hygiene (5-star)59% of 121
Business
Local businesses registered here
Dissolved (last 12 months)0
Right-to-buy sales (5yr)188
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Avg monthly rent£1,550London avg: £1,950/mo
Gross yield3.26% (average)London avg: 3.8%Below average yield — bottom 56% Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Rental market
Young professionalTenant profile
Future outlook
C
MediumDevelopment pressure
Excellent transport access
Infrastructure pipeline
Infrastructure score0/100
Bakerloo Extension route14,551m
Crossrail 2 route8,542m
Demographics
22 AprPopulation, deprivation and income
Decile 7/10
Less deprived than average
Index of Multiple Deprivation
Less deprived than average Rank: 22,827 nationally
1,667
Est. population
11,791/km²
Inner cityHigh densityYoung professionals
Employment & lifestyle
Managerial / professional53%
Routine / semi-routine12%
No car household31%
Unemployed5%
No qualifications10%
Housing tenure (Census 2021)
Planning
Conservation areas and development
Live planning apps (800m)5
Development activitymedium
Major developments (800m)0
Planning apps (12 months)12
Planning apps (3 years)16
CIL rate (residential)£135/m²
Japanese knotweed sites (400m)0
Housing pipeline (800m)
Largest scheme155 homes · FORMER GAUMONT SITE, TALLY HO CORNER, 711, FORMER GAUMONT SITE, TALLY HO CORNER, 711, HIGH ROAD, FINCHLEY, N12
Named schemes (500m)
45, 45, WOODSIDE AVENUE, N1237 homes
completedLAND ADJACENT ST MICHAELS CONVENT, LAND ADJACENT ST MICHAELS CONVENT, NETHER STREET, N1230 homes
completedSt Barnabas Church, 42, St Barnabas Church, 42, Holden Road, Totteridge, N12 7DN30 homes
completedLand Rear Of Marian House, Land Rear Of Marian House, Holden Avenue, Totteridge, N12 8HY25 homes
completed49, 49, WOODSIDE PARK ROAD, N1225 homes
completedPolitics
Local councillors and MP
ConstituencyFinchley and Golders Green
Councillors
Ross HoustonLabour
Kath McGuirkLabour
Danny RichLabour
Live in N12 8HP? 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 8HP.
Help others by sharing your experience.
Reviews are from real residents. No account required. Inappropriate content is removed automatically.
The bottom line
N12 8HP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.
Check your dealbreakers
Toggle the things that matter to you — see how N12 8HP 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 8HP meets your needs.
Compare Barnet with nearby boroughs:
Frequently asked questions
Data freshness
When each data source was last updated
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections9 May
ethnicity7 Jun
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors9 May
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr
Trusted official data sources
Office for
National Statistics