The bottom line
N12 8PP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £440,000 median — 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 8PP scores on each.
Toggle a question above to see how N12 8PP meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N12 8PP
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Postcode Personality
“Strong, well-rated schools nearby”
How N12 8PP 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 · 2 min walk
KS2: 108.7
Secondary
St Michael's Catholic Grammar School
Outstanding · Inspected Nov 2022 · 5 min walk
100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km
Childcare
Childcare
Moss Hall Nursery School
Not inspected · 12 min walk
4 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
51.0 incidents per 1,000 residents
-18% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
8
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
2
Incidents (5yr)
Nearest station: Finchley Fire Station · 2.1km
Crime is 22% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
£440,000
Median sale price
£440,000 is 15% below the London median (£520,000)
Flat
Dominant type
Price history
EPC breakdown
Based on 21 properties · Confidence: medium
Street mix
LHA rates — Outer North London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
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: £600k–£700k · P75: £400k–£450k · 13 sales
Property Type Mix
Total: 13 sales
By decade
2020s
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Current market | 2025–2025 | £440k | £440k | +0% | 13 |
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 2
Poor
Nearby stations
63
Walkability score
87
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
19
Car parks (800m)
2
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Hampstead Heath Woods SSSI — 5.4 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
THE SPEEDWELL PRACTICE
THE HEALTH CENTRE, TORRINGTON PARK, NORTH FINCHLEY, N12 9SS
2 min walk
75%
Recommend GP
75%
Overall GP experience
16
GPs within 1km
12
Dentists within 1km
8
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
33
Parks (1km)
38
Restaurants (800m)
16
Cafes (800m)
5
Pubs (400m)
2
Pharmacies (800m)
3
Gyms (1km)
6
Sports (1km)
15
Convenience
Nightlife (500m)
0
Nightclubs
5
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
37m
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
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
48
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
52.5
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 6/10
Around average
Index of Multiple Deprivation
Rank: 17,664 nationally
1,961
Est. population
9,076/km²
65%
Employed
53%
Degree educated
£45,700
Median income
5.9%
Claimant rate
32
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
Stamp Duty & Affordability Calculator
Stamp Duty & Affordability Calculator
Stamp duty on median price (£440,000)
£9,500
Standard buyer
£750
First-time buyer
Save £8,750
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
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