West Finchley · Barnet · Finchley and Golders Green constituency · 51.60979, -0.18391

N12 8PE— West Finchley, Barnet

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

The practical family move

 

Schools 100%Safety 80/100Transport 43/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
64
Safety
80
Schools
95
Transport
43
Environment
59
Investment
58

The bottom line

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

The catch: 46 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N12 8PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for N12 8PE

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

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“The practical family move”

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How N12 8PE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Moss Hall Junior School

Good · Inspected Jul 2022 · 2 min walk

KS2: 107.4

★★★

Secondary

St Michael's Catholic Grammar School

Outstanding · Inspected Nov 2022 · 7 min walk

P8: +0.98A8: 79.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.6 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

+13% vs borough

Crime by type

Other28%
Anti-social behaviour24%
Vehicle crime18%
Violence & sexual offences18%
Drug offences6%
Theft2%
Robbery2%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Finchley Fire Station · 1.4km

Crime is +9% above London average

Property

2 Jul

Prices, 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

Sales (24 months)3
New build0.0%
Price per m²£12,690/m²
Price per ft²£1,179/ft²
Avg floor area98.5 m²

EPC breakdown

A
2%
C
9%
D
4%

Based on 15 properties · Confidence: medium

Street mix

Semi 11%Terraced 68%Other 21%

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£246,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsTimber frame, as built, no insulation (assumed)
RoofPitched, 100 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

1996–2025 · CAGR

+7.2%

Total change

+654%

Market Activity

Price Velocity & Acceleration

Current Velocity

-47.4%

per year

Acceleration

-127.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached13.3%
Terraced86.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£88k£153k+72.8%1.3
Post-dot-com plateau2003–2003£239k£239k+0%1
Pre-crash peak2007–2007£303k£303k+0%1
Help-to-Buy recovery2016–2016£559k£559k+0%2
Pandemic surge2021–2021£566k£566k+0%2
Rate-rise correction2022–2023£590k£701k+18.8%1
Current market2024–2025£1.26m£665k-47.3%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7.7%
District
7.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
3.7 min walk
Oakleigh Park

Nearby stations

West Finchley Underground StationNorthern
4 min walk
Woodside Park Underground StationNorthern
12 min walk
Finchley Central Underground StationNorthern
14 min walk
Mill Hill East Underground StationNorthern
23 min walk
Totteridge & Whetstone Underground StationNorthern
29 min walk
No bus stops within 400m

29

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria ★46 min
Waterloo47 min ↑
Canary Wharf57 min ↑
City50 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

22

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)160
Nearest car park184m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Woodhouse Road Car Park· yes
677m
🅿️
Stanhope Top Car Park· yes
785m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 9.8 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 37%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.7 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

10

Dentists within 1km

6

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 667 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Elephant Inn (377 m)

Nearest supermarketMega Organix · 460 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)

936m

Post office

Nearby shops

Da Vincenzo166 m
Finchley Delight Food & Wine168 m
Lovesay & Son332 m
Goden Eagle337 m

Nearby cafes

Golden Bite428 m
Cafe Tuck In457 m
Blanche Bistro Cafe609 m
Tinys Snack Bar612 m

Nearby restaurants

China Cottage347 m
Piani368 m
Il Tocco D'Artista467 m
Yi Man Tang478 m

Nearby pubs

Elephant Inn377 m
Sea Rock658 m
Red & Black668 m
Finchley Tavern673 m

Nearby gyms

Finchley Bowling Club331 m
Park View Healthclubs478 m
PureGym569 m
Override Spin Studio621 m

Nearby pharmacies

Carters Pharmacy604 m
Cootes Pharmacy713 m
Superdrug717 m
Pharmacy810 m

Nearby health

Finchley Dental Lounge194 m
{my}dentist206 m
311 Dental Care527 m
Apex Dental608 m
Food hygiene (5-star)49% of 77

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

E

High street health

Registered businesses

25AB MOSS HALL GROVE LIMITED
S. K. CONSTRUCTION ENGINEERING LIMITED

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

39

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,946m
Crossrail 2 route8,328m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,710 nationally

1,800

Est. population

6,605/km²

58%

Employed

50%

Degree educated

£43,300

Median income

6.3%

Claimant rate

Inner cityMedium densityRenters

29

Community stability

Age profile

21%
19%
29%
17%
14%
Under 1821%
18–3419%
35–4929%
50–6417%
65+14%

Tenure

18%
16%
54%
Own outright18%
Own (mortgage)16%
Private rent54%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

31%
23%
23%
White British31%
White Other23%
Asian23%
Black5%
Mixed5%
Other12%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine13%
No car household47%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent54%
Social rent11%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
21
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
5
Under construction
0
Completed (3yr)
101
Largest scheme
91 homes · Barbara Langstone House, 315, 317, Ballards Lane, Finchley, N12 8LZ
Pipeline pressure
LOW

Named schemes (500m)

REAR OF RUBENS HOUSE, 184, REAR OF RUBENS HOUSE, 184, BALLARDS LANE, N323 homes
completed
LAND ADJ., 19, LAND ADJ., 19, HUTTON GROVE, N1218 homes
completed
15, 15, ETCHINGHAM PARK ROAD, N3 2EA18 homes
completed
HOLDEN ROAD, WESTBURY ROAD, N1216 homes
completed
2-4, 2-4, ETCHINGHAM PARK ROAD, N316 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 8PE

Full postcodeN12 8PE
Postcode districtN12
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.609788
Longitude-0.183914
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