East Finchley · Barnet · Finchley and Golders Green constituency · 51.59476, -0.17390

N2 8EE— East Finchley, Barnet

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

The family fortress

 

Schools 100%Safety 80/100Transport 26/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
80
Schools
90
Transport
26
Environment
100
Investment
41

The bottom line

N2 8EE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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 8EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.2% vs London avg
vs London crime-51.0% vs London avg

Deep-dive guides for N2 8EE

🛡️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 8EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Martin Primary School

Good · Inspected Oct 2023 · 5 min walk

KS2: 107.5

★★

Secondary

Bishop Douglass School Finchley

Good · Inspected Jul 2022 · 4 min walk

P8: +0.50A8: 54.4

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 · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.9 incidents per 1,000 residents

Better than 77% of London
↑ Rising 171.4%

from a low base — still below London average

-49% vs borough

Crime by type

Violence & sexual offences28%
Vehicle crime26%
Anti-social behaviour21%
Other19%
Burglary4%
Drug offences2%
Theft0%
Robbery0%

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 · 515m

Crime is 51% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N2 district median

£522,500

Based on 94 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£8,407/m²
Price per ft²£781/ft²
Avg floor area84.8 m²

EPC breakdown

B
6%
C
5%
D
12%
E
4%

Based on 27 properties · Confidence: medium

Street mix

Terraced 61%Detached 2%Flat 37%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£212,000
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)
RoofPitched, no insulation (assumed)
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

+6.1%

Total change

+496%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.4%

per year

Acceleration

-23.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 49 sales

Property Type Mix

Total: 49 sales

Detached2%
Terraced61.2%
Flat/maisonette36.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£124k+47%2.2
Post-dot-com plateau2001–2004£240k£134k-44.2%2
Pre-crash peak2005–2007£169k£393k+132.5%1.7
GFC & correction2010–2012£440k£356k-19%1.7
Help-to-Buy recovery2013–2016£524k£380k-27.4%3
Pandemic surge2020–2021£885k£913k+3.2%1
Rate-rise correction2022–2023£714k£740k+3.7%1.5
Current market2024–2025£700k£501k-28.4%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Weakest performer

Terraced

-0.5% alpha

Flat/maisonette+0.4% α
Local
8.6%
District
8.2%
Terraced-0.5% α
Local
8.2%
District
8.7%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
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
East Finchley Underground StationNorthern line
12.4 min walk
New Southgate

Nearby stations

East Finchley Underground StationNorthern
13 min walk
Finchley Central Underground StationNorthern
18 min walk
West Finchley Underground StationNorthern
24 min walk
Woodside Park Underground StationNorthern
34 min walk
Highgate Underground StationNorthern
34 min walk
No bus stops within 400m

29

Walkability score

100

Footpaths (500m)

0

Santander docks (800m)

4.1 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

27

Car parks (800m)

1

EV chargers (800m)

Nearest car park93m
Santander docks (800m)0
Nearest cycle dock4.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 8.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.9 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

15 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 1.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Five Bells (454 m)

Nearest supermarketIceland · 833 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

825m

Post office

Nearby shops

Long Lane Supermarket & Newsagents58 m
Apiavi192 m
Galaxy Drug Store227 m
Margo Bakery444 m

Nearby cafes

Dr Hunger Cafe497 m

Nearby restaurants

Imperial Spices197 m
Il Piccolo Villaggio227 m
Bankok Thai394 m
Hyper Pizza412 m

Nearby pubs

Five Bells454 m

Nearby gyms

Chandos Tennis Club649 m
Finchley Lido Outdoor Pool1.1 km
Finchley Lido1.1 km

Nearby pharmacies

Links Pharmacy433 m
Cootes Pharmacy663 m
Oakdale Pharmacy841 m
Food hygiene (5-star)67% of 43

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

E

High street health

Investment

Investment grade, yield and market outlook

41

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

50.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,137m
Crossrail 2 route7,182m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,508 nationally

1,789

Est. population

13,408/km²

73%

Employed

65%

Degree educated

£46,300

Median income

3.6%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

24%
21%
30%
16%
Under 1824%
18–3422%
35–4930%
50–6417%
65+8%

Tenure

22%
37%
37%
Own outright22%
Own (mortgage)37%
Private rent37%
Social rent4%
Shared ownership0%
Rent free0%

Ethnicity

42%
30%
White British42%
White Other30%
Asian12%
Black4%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine12%
No car household30%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent37%
Social rent4%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
10
Local approval rate
100%
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)

FORMER CAV/LUCAS SITE, FORMER CAV/LUCAS SITE, OAK LANE, N2181 homes
completed
THE GRANGE ESTATE, THE GRANGE ESTATE, HIGH ROAD, N254 homes
completed
FORMER CAV LUCAS CAR PARK SITE, FORMER CAV LUCAS CAR PARK SITE, LONG LANE, N249 homes
completed
LAND AT REAR OF OLD BARN CENTRE, LAND AT REAR OF OLD BARN CENTRE, TARLING ROAD, SYLVESTER ROAD, BROWNSWELL ROAD, N223 homes
completed
Lonsdale Care Home, Lonsdale Care Home, Tarling Road, N2 8LB17 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

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Key facts for N2 8EE

Full postcodeN2 8EE
Postcode districtN2
BoroughLondon Borough of Barnet
WardEast Finchley
Latitude51.594759
Longitude-0.173901
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