Woodhouse · Barnet · Finchley and Golders Green constituency · 51.62155, -0.17706

N12 8QS— Woodhouse, Barnet

Location and area intelligence for N12 8QS, Woodhouse, Barnet

The family fortress

 

Schools 100%Safety 80/100Transport 28/100Yield 5.17%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
68
Safety
80
Schools
60
Transport
28
Environment
70
Investment
62

The bottom line

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

The catch: 56 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N12 8QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for N12 8QS

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N12 8QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St John's CofE Primary and Nursery School

Not yet inspected · 7 min walk

KS2: 108.4

—

Secondary

Finchley Catholic High School

Not yet inspected · 4 min walk

P8: +0.97A8: 63.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 17 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

32.6 incidents per 1,000 residents

Better than 77% of London
↑ Rising 687.5%

from a low base — still below London average

-48% vs borough

Crime by type

Violence & sexual offences27%
Vehicle crime24%
Other21%
Anti-social behaviour11%
Burglary8%
Robbery5%
Theft3%
Drug offences2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Finchley Fire Station · 2.6km

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area56.4 m²

EPC breakdown

C
4%
D
9%
E
2%

Based on 15 properties · Confidence: medium

Street mix

Flat 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£141,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,320
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2022 · CAGR

+3.8%

Total change

+129%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.8%

per year

Acceleration

-36.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£85k£85k+0%1
Pre-crash peak2006–2007£140k£166k+18.6%2
GFC & correction2008–2011£140k£140k+0.1%1.5
Help-to-Buy recovery2013–2014£220k£155k-29.5%1
Brexit uncertainty2017–2019£268k£270k+0.7%1.7
Rate-rise correction2022–2022£195k£195k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
6.1%
District
5.7%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Woodside Park Underground StationNorthern line
8.4 min walk
Oakleigh Park

Nearby stations

Woodside Park Underground StationNorthern
9 min walk
Totteridge & Whetstone Underground StationNorthern
13 min walk
West Finchley Underground StationNorthern
20 min walk
Oakleigh ParkNational Rail
24 min walk
Finchley Central Underground StationNorthern
32 min walk
No bus stops within 400m

37

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★56 min
Waterloo58 min ↑
Canary Wharf67 min ↑
City60 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

18

Car parks (800m)

1

EV chargers (800m)

Nearest car park271m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Lodge Lane Car Park· yes
604m
🅿️
Stanhope Road Main Car Park· yes
730m
🅿️
Stanhope Top Car Park· yes
786m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.8 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 49%
More green space than 94% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.9 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

CH PCN ENHANCED ACCESS SERVICE

CH OFFICE OF PCNS LIMITED, THE BRENTANO SUITE, 915 HIGH ROAD, N12 8QJ

3 min walk

15

GPs within 1km

9

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSpringdene Nursing Home · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

18

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketNazar Food Centre · 485 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
941 licensed premises in borough130 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

506m

Post office

Nearby shops

Finchley Food & Wine301 m
Xian344 m
Celine Food & Wine426 m
Yoginarayan News500 m

Nearby cafes

The Redwood Cafe301 m
Holybella350 m
Popular Two399 m
Costa559 m

Nearby restaurants

Istanbul286 m
Shaketastic383 m
Bella Mia405 m
La Mia Pizza432 m

Nearby pubs

Malt and Hops278 m
Toolan's332 m
Pink Salt471 m
Three Horseshoes669 m

Nearby gyms

Perfect Timing Academy493 m
Ballazhi796 m
More Yoga893 m
Fit Club946 m

Nearby pharmacies

Boots600 m
Carters Pharmacy914 m

Nearby health

The Torrington Speedwell Practice515 m
The Torrington Park Group Practice522 m
N12 Dental Care781 m
311 Dental Care989 m
Food hygiene (5-star)55% of 80

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

URGENT TRANSPORT LTD

Investment

Investment grade, yield and market outlook

62

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

41.1

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,969m
Crossrail 2 route8,487m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,214 nationally

1,934

Est. population

9,467/km²

62%

Employed

55%

Degree educated

£43,500

Median income

4.2%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

20%
20%
22%
19%
18%
Under 1820%
18–3421%
35–4923%
50–6419%
65+18%

Tenure

33%
26%
29%
Own outright33%
Own (mortgage)26%
Private rent29%
Social rent6%
Shared ownership6%

Ethnicity

39%
23%
19%
White British39%
White Other23%
Asian19%
Black5%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine13%
No car household30%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent29%
Social rent6%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
16
Local approval rate
82%
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
3
Under construction
0
Completed (3yr)
29
Largest scheme
124 homes · 1201, 1201, High Road, Totteridge, N20 0PD
Pipeline pressure
LOW

Named schemes (500m)

931 - 973, 931 - 973, High Road, Woodhouse, N12 8QR95 homes
completed
886-902, 886-902, High Road, Woodhouse, N12 9RN60 homes
completed
ST. ELIZABETH HOSPITAL, ST. ELIZABETH HOSPITAL, MAYFIELD AVENUE, N12 9JA59 homes
completed
1060A-1072 High Road, London, N20 0QP, N20 0QP56 homes
completed
Reco House, 928, Reco House, 928, High Road, N12 9RW33 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.2%
Ward turnout
46%
Election year
2026
MP
Sarah Sackman (Labour)
MP majority
4,581
Constituency
Finchley and Golders Green

Councillors

Charli ThompsonGreen
Anne Cecilia HuttonLabour

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Key facts for N12 8QS

Full postcodeN12 8QS
Postcode districtN12
BoroughLondon Borough of Barnet
WardWoodhouse
Latitude51.621551
Longitude-0.177059
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