East Finchley · Barnet · Finchley and Golders Green constituency · 51.59272, -0.17066

N2 8BJ— East Finchley, Barnet

Location and area intelligence for N2 8BJ, East Finchley, Barnet

The family fortress

 

Schools 100%Safety 77/100Transport 31/100Low yield 3.10%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
77
Schools
90
Transport
31
Environment
99
Investment
42

The bottom line

N2 8BJ offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £600,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 50 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

N2 8BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+15.4% vs London avg
vs London income+10.2% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for N2 8BJ

🛡️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 N2 8BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Holy Trinity CofE Primary School

Good · Inspected Jun 2024 · 3 min walk

KS2: 106.8

—

Secondary

The Archer Academy

Not yet inspected · 2 min walk

P8: +0.61A8: 59.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.1 incidents per 1,000 residents

Better than 62% of London
↑ Rising 466.7%

from a low base — still below London average

-18% vs borough

Crime by type

Anti-social behaviour31%
Other27%
Violence & sexual offences19%
Vehicle crime14%
Drug offences4%
Theft2%
Burglary2%
Robbery1%

Stop & search

4.2

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 · 834m

Crime is 21% below London average

Property

2 Jul

Prices, sales volume and market trends

£600,000

Median sale price

Above London median by 15%

£600,000 is 15% above the London median (£520,000)

+18.7%

This year

Flat

Dominant type

Price history

5-year change
+6.7%
Sales (24 months)8
New build0.0%
Avg terraced£600,000
Avg flat£600,000
Price per m²£8,596/m²
Price per ft²£799/ft²
Avg floor area69.6 m²

EPC breakdown

C
9%
D
29%
E
8%
F
1%

Based on 47 properties · Confidence: high

Street mix

Semi 1%Terraced 11%Flat 86%Other 2%

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

Stamp duty

Standard buyer£17,500
First-time buyerFTB
£8,750
Additional propertyBTL/2nd
£35,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.0×

Price-to-income

£3,001/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£174,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+682%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.0%

per year

Acceleration

-5.17

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £100k–£125k · 100 sales

Property Type Mix

Total: 100 sales

Semi-detached1%
Terraced11%
Flat/maisonette88%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£151k+94.5%5.2
Post-dot-com plateau2001–2004£184k£272k+47.7%2
Pre-crash peak2005–2007£268k£307k+14.5%5
GFC & correction2008–2012£273k£318k+16.3%2
Help-to-Buy recovery2013–2016£386k£549k+42.4%3.8
Brexit uncertainty2017–2019£569k£448k-21.3%3
Pandemic surge2020–2021£536k£563k+5%3
Rate-rise correction2022–2022£565k£565k+0%1
Current market2024–2025£600k£606k+1%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
7.2%
District
5.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
East Finchley Underground StationNorthern line
8.6 min walk
New Southgate

Nearby stations

East Finchley Underground StationNorthern
9 min walk
Finchley Central Underground StationNorthern
22 min walk
West Finchley Underground StationNorthern
28 min walk
Highgate Underground StationNorthern
30 min walk
Golders Green Underground StationNorthern
35 min walk
No bus stops within 400m

38

Walkability score

126

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria52 min ↑
Waterloo ★50 min
Canary Wharf63 min ↑
City55 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

17

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)272
Nearest car park177m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
East Finchley Station Car Park272 spaces· yes
601m

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: 13.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 97% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB98% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.7 km

Energy

Solar: 850 kWh/kWp/yr

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 yield849.7 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

FINCHLEY WIC

GRANVILLE ROAD, NORTH FINCHLEY, N12 0JE

18 min walk

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 1.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

Nearest supermarketIceland · 518 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

514m

Post office

Nearby shops

Galaxy Drug Store102 m
Apiavi144 m
Long Lane Supermarket & Newsagents320 m
Sainsbury's Local484 m

Nearby cafes

Dr Hunger Cafe591 m
Campbell & Syme622 m
Costa642 m
Dan & Decarlo746 m

Nearby restaurants

Il Piccolo Villaggio95 m
Imperial Spices140 m
Bankok Thai203 m
Hyper Pizza204 m

Nearby pubs

Five Bells241 m
The Bald Faced Stag586 m
The Old White Lion802 m

Nearby pharmacies

Cootes Pharmacy368 m
Links Pharmacy494 m
Oakdale Pharmacy525 m
C W Andrews712 m

Nearby health

East Finchley Medical Practice778 m
Food hygiene (5-star)66% of 53

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

61.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,837m
Crossrail 2 route6,920m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,043 nationally

1,663

Est. population

11,180/km²

68%

Employed

66%

Degree educated

£46,300

Median income

2.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

46

Community stability

Age profile

26%
18%
26%
16%
14%
Under 1826%
18–3418%
35–4926%
50–6416%
65+14%

Tenure

34%
30%
32%
Own outright34%
Own (mortgage)30%
Private rent32%
Social rent3%
Shared ownership0%

Ethnicity

53%
24%
White British53%
White Other24%
Asian10%
Black2%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household30%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent32%
Social rent3%

vs. London

Income vs London+10.2%
Price vs London+15.4%

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)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
14
Local approval rate
71%
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)
0
Largest scheme
181 homes · FORMER CAV/LUCAS SITE, FORMER CAV/LUCAS SITE, OAK LANE, N2
Pipeline pressure
NONE

Named schemes (500m)

THE GRANGE ESTATE, THE GRANGE ESTATE, HIGH ROAD, N254 homes
completed
PHASE 2C, PHASE 2C, HOMEFIELD GARDENS, N2 0NA18 homes
completed
FORMER CELERINE WORKS, FORMER CELERINE WORKS, LONG LANE, N215 homes
completed
THE GEORGES PUBLIC HOUSE, 35, THE GEORGES PUBLIC HOUSE, 35, MARKET PLACE, N2 8DD14 homes
completed
BAPTIST CHURCH, BAPTIST CHURCH, CREIGHTON AVENUE, N2 9BD11 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.8%
Ward turnout
46%
Election year
2026
MP
Sarah Sackman (Labour)
MP majority
4,581
Constituency
Finchley and Golders Green

Councillors

Alison MooreLabour
Katy MinshallLabour
Ajith Das MenonLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£600,000)

£17,500

Standard buyer

£8,750

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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Key facts for N2 8BJ

Full postcodeN2 8BJ
Postcode districtN2
BoroughLondon Borough of Barnet
WardEast Finchley
Latitude51.592721
Longitude-0.170662
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