The bottom line
N12 9AB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 57 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 9AB scores on each.
Toggle a question above to see how N12 9AB meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N12 9AB
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Postcode Personality
“The family fortress”
How N12 9AB has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
St John's CofE Junior Mixed and Infant School
Good · Inspected Sept 2023 · 6 min walk
KS2: 106.9
Secondary
The Compton School
Not yet inspected · 9 min walk
100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km
Childcare
Childcare
Moss Hall Nursery School
Not inspected · 22 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
50.8 incidents per 1,000 residents
from a low base — still below London average
-18% vs borough
Crime by type
Stop & search
1.1
per 1,000 residents
→ Stable
trend
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Finchley Fire Station · 2.3km
Crime is 22% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 8 properties · Confidence: low
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
1995–2022 · CAGR
+7.9%
Total change
+686%
Market Activity
Price Velocity & Acceleration
Current Velocity
+19.7%
per year
Acceleration
+0.09
change in velocity
Market State
Strong growth
Price Distribution
P25: £150k–£175k · P75: £250k–£300k · 18 sales
Property Type Mix
Total: 18 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–1999 | £110k | £184k | +67.3% | 1.2 |
| Post-dot-com plateau | 2001–2004 | £269k | £490k | +82.5% | 1.7 |
| Pre-crash peak | 2005–2005 | £380k | £380k | +0% | 1 |
| GFC & correction | 2011–2011 | £447k | £447k | +0% | 1 |
| Help-to-Buy recovery | 2016–2016 | £794k | £794k | +0% | 2 |
| Brexit uncertainty | 2019–2019 | £604k | £604k | +0% | 1 |
| Pandemic surge | 2020–2020 | £723k | £723k | +0% | 2 |
| Rate-rise correction | 2022–2022 | £865k | £865k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong 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
25
Walkability score
46
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
11
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
6%
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 — 5.3 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
FRIERN BARNET MEDICAL CENTRE
15-16 ST JOHNS VILLAS, FRIERN BARNET ROAD, N11 3BU
7 min walk
77%
Recommend GP
77%
Overall GP experience
5
GPs within 1km
4
Dentists within 1km
6
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
96
Parks (1km)
13
Restaurants (800m)
5
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
4
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Woodhouse Free House (506 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
430m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
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
63
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
38.8
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 7/10
Less deprived than average
Index of Multiple Deprivation
Rank: 21,585 nationally
1,831
Est. population
8,081/km²
64%
Employed
47%
Degree educated
£44,000
Median income
4.1%
Claimant rate
50
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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