The bottom line
N12 8RB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Investors who can accept its trade-offs.
The catch: 56 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 8RB scores on each.
Toggle a question above to see how N12 8RB meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N12 8RB
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Postcode Personality
“The family fortress”
How N12 8RB has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
St John's CofE Primary and Nursery School
Not yet inspected · 5 min walk
KS2: 108.4
Secondary
Finchley Catholic High School
Not yet inspected · 3 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 · 19 min walk
7 primaries · 1 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
99
Road safety score
1
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Barnet Fire Station · 2.7km
Crime is 22% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 19 properties · Confidence: medium
Street mix
LHA rates — Outer North London
Current mortgage rates
Bank of England (monthly average)
Affordability
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 Trajectory
1995–2023 · CAGR
+7%
Total change
+561%
Market Activity
Price Velocity & Acceleration
Current Velocity
+9.3%
per year
Acceleration
+13.05
change in velocity
Market State
Steady growth
Price Distribution
P25: £175k–£200k · P75: £200k–£250k · 39 sales
Property Type Mix
Total: 39 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–2000 | £87k | £224k | +157.2% | 1.8 |
| Post-dot-com plateau | 2001–2004 | £245k | £205k | -16.4% | 2.3 |
| Pre-crash peak | 2005–2007 | £433k | £335k | -22.5% | 2 |
| GFC & correction | 2010–2012 | £371k | £410k | +10.4% | 1.7 |
| Help-to-Buy recovery | 2014–2015 | £419k | £447k | +6.8% | 2.5 |
| Brexit uncertainty | 2017–2019 | £656k | £547k | -16.6% | 1.3 |
| Rate-rise correction | 2022–2023 | £526k | £575k | +9.3% | 1.5 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+0.4% alpha
Weakest performer
Semi-detached
-50.5% alpha
CAGR over 20yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Seller'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
31
Walkability score
29
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
14
Car parks (800m)
1
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 — 6.1 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
NORTH LONDON HOSPICE
47 WOODSIDE AVENUE, N12 8TT
3 min walk
7
GPs within 1km
11
Dentists within 1km
4
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
33
Parks (1km)
12
Restaurants (800m)
7
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
2
Gyms (1km)
4
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Malt and Hops (473 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
700m
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
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
71
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
Future outlook
34.9
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
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