Woodhouse · Barnet · Hornsey and Friern Barnet constituency · 51.61625, -0.16141

N12 9AR— Woodhouse, Barnet

Location and area intelligence for N12 9AR, Woodhouse, Barnet

The family fortress

 

Schools 100%Safety 78/100Transport 23/100Yield 5.17%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
60
Safety
78
Schools
90
Transport
23
Environment
77
Investment
66

The bottom line

N12 9AR offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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.

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Location

N12 9AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.8% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for N12 9AR

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N12 9AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St John's CofE Junior Mixed and Infant School

Good · Inspected Sept 2023 · 5 min walk

KS2: 106.9

—

Secondary

Friern Barnet School

Not yet inspected · 6 min walk

P8: +0.04A8: 45.1

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.7 incidents per 1,000 residents

Better than 64% of London
↑ Rising 357.9%

from a low base — still below London average

-22% vs borough

Crime by type

Vehicle crime24%
Other21%
Violence & sexual offences17%
Anti-social behaviour15%
Burglary15%
Drug offences6%
Theft1%
Robbery1%

Stop & search

1.7

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 · 2.4km

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area119.3 m²

EPC breakdown

C
3%
D
3%
E
2%

Based on 8 properties · Confidence: low

Street mix

Semi 93%Terraced 7%

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£298,250
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,742
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+6.8%

Total change

+387%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.2%

per year

Acceleration

+33.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached93.3%
Terraced6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£150k£250k+66.7%1
Post-dot-com plateau2001–2003£250k£315k+26%1
Pre-crash peak2005–2006£368k£351k-4.6%1
GFC & correction2010–2012£421k£610k+45.1%1
Brexit uncertainty2018–2019£727k£618k-15.1%2.5
Pandemic surge2021–2021£730k£730k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-5.8% alpha

Semi-detached-5.8% α
Local
-6.4%
District
-0.6%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
New Southgate→ Moorgate· 4 tph
26 min

Nearby stations

New SouthgateNational Rail
16 min walk
Woodside Park Underground StationNorthern
21 min walk
Arnos Grove Underground StationPiccadilly
25 min walk
Totteridge & Whetstone Underground StationNorthern
25 min walk
West Finchley Underground StationNorthern
25 min walk
No bus stops within 400m

26

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria ★57 min
Waterloo64 min ↑
Canary Wharf63 min ↑
City58 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)6
Nearest car park244m
Santander docks (800m)0
Nearest cycle dock5.2 km

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 waterMEDIUM
Medium
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: 9.9 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.3 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

FRIERN BARNET MEDICAL CENTRE

15-16 ST JOHNS VILLAS, FRIERN BARNET ROAD, N11 3BU

6 min walk

77%

Recommend GP

77%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

107

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 (535 m)

Nearest supermarketSultan Food Centre · 1.1 km
3 tennis courts1 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)

415m

Post office

Nearby shops

M&A Supermarket413 m
Bobbies News428 m
Barnet Express448 m
Valea Prahovei452 m

Nearby cafes

Diony & Adam435 m
Unique439 m
Harmony Café445 m
Woodhouse Cafe541 m

Nearby restaurants

Friends Fish Restaurant411 m
Deja Vu412 m
Woodhouse Tandoori414 m
Ristorante Franco436 m

Nearby pubs

Woodhouse Free House535 m
The York Arms995 m

Nearby gyms

Powerleague Finchley922 m

Nearby health

Woodhouse Dental Practice408 m
Friern Barnet Dental Clinic451 m
Food hygiene (5-star)49% of 33

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

BYTE BYTE LTD
CHIC-CHOC LIMITED
EAANALYTICS LTD
FILM CARBON CALCULATOR LIMITED
ISH CONSULTING LIMITED

+1 more

Investment

Investment grade, yield and market outlook

66

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 score19/100
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

36.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,055m
Crossrail 2 route7,255m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,763 nationally

1,786

Est. population

4,588/km²

60%

Employed

48%

Degree educated

£44,000

Median income

3.7%

Claimant rate

Inner cityMedium densityOwner occupiers / families

52

Community stability

Age profile

23%
17%
21%
22%
17%
Under 1823%
18–3417%
35–4921%
50–6422%
65+17%

Tenure

35%
33%
20%
Own outright35%
Own (mortgage)33%
Private rent20%
Social rent12%
Shared ownership0%

Ethnicity

43%
21%
16%
White British43%
White Other21%
Asian16%
Black7%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine13%
No car household19%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent20%
Social rent12%

vs. London

Income vs London+4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
11
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
0
Under construction
0
Completed (3yr)
3
Largest scheme
49 homes · Friern Barnet Town Hall & Adjacent fire station, Friern Barnet Town Hall & Adjacent fire station, Friern Barnet Lane, Coppetts, N11 3DL
Pipeline pressure
NONE

Named schemes (500m)

Friern Barnet Town Hall & Adjacent fire station, Friern Barnet Town Hall & Adjacent fire station, Friern Barnet Lane, Coppetts, N11 3DL49 homes
completed
BUTTERMERE HOUSE, 157, BUTTERMERE HOUSE, 157, FRIERN PARK, N1223 homes
completed
124 Friern Park London N12 9LN8 homes
completed
68, Friern Barnet Lane, Friern Barnet, N11 3NB3 homes
completed
233, 233, Woodhouse Road, N12 9BD3 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.2%
Ward turnout
46%
Election year
2026
MP
Catherine West (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Charli ThompsonGreen
Anne Cecilia HuttonLabour

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Key facts for N12 9AR

Full postcodeN12 9AR
Postcode districtN12
BoroughLondon Borough of Barnet
WardWoodhouse
Latitude51.616253
Longitude-0.161411
Parliamentary constituencyHornsey and Friern Barnet
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
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