East Finchley · Barnet · Finchley and Golders Green constituency · 51.59657, -0.17371

N2 8LY— East Finchley, Barnet

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

The family fortress

 

Schools 100%Safety 75/100Transport 24/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
55
Safety
75
Schools
90
Transport
24
Environment
100
Investment
46

The bottom line

N2 8LY offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catches: 50 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N2 8LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.2% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for N2 8LY

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

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“The family fortress”

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How N2 8LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Tudor Primary School

Not yet inspected · Inspected Jun 2025 · 6 min walk

KS2: 108.1

★★

Secondary

Bishop Douglass School Finchley

Good · Inspected Jul 2022 · 5 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 · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.4 incidents per 1,000 residents

Better than 54% of London
↑ Rising 196.7%

-3% vs borough

Crime by type

Violence & sexual offences33%
Other30%
Anti-social behaviour18%
Vehicle crime11%
Burglary3%
Drug offences2%
Theft2%
Robbery0%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Finchley Fire Station · 416m

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area65 m²

EPC breakdown

C
3%
D
2%

Based on 5 properties · Confidence: low

Street mix

Flat 100%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£162,500
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,687
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2022 · CAGR

+6.7%

Total change

+343%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.4%

per year

Acceleration

-34.19

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£82k£82k+0%2
Post-dot-com plateau2004–2004£195k£195k+0%1
Pre-crash peak2005–2006£162k£165k+1.8%1
GFC & correction2008–2008£235k£235k+0%1
Help-to-Buy recovery2015–2015£335k£335k+0%1
Rate-rise correction2022–2022£363k£363k+0%1

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 2

Poor

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

Nearby stations

East Finchley Underground StationNorthern
15 min walk
Finchley Central Underground StationNorthern
17 min walk
West Finchley Underground StationNorthern
22 min walk
Woodside Park Underground StationNorthern
32 min walk
Mill Hill East Underground StationNorthern
35 min walk
No bus stops within 400m

23

Walkability score

112

Footpaths (500m)

0

Santander docks (800m)

4.2 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 park110m
Santander docks (800m)0
Nearest cycle dock4.2 km

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: 9.0 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: 8.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.1 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

13 min walk

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 1.0 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Five Bells (649 m)

Nearest supermarketIceland · 962 m
1 tennis courts3 swimming pools

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)

946m

Post office

Nearby shops

Long Lane Supermarket & Newsagents251 m
Apiavi378 m
Galaxy Drug Store405 m
Margo Bakery621 m

Nearby cafes

Dr Hunger Cafe662 m

Nearby restaurants

Imperial Spices383 m
Il Piccolo Villaggio398 m
Bankok Thai475 m
Hyper Pizza497 m

Nearby pubs

Five Bells649 m

Nearby gyms

Chandos Tennis Club748 m
Finchley Lido Outdoor Pool894 m
Finchley Lido899 m
Glebelands Indoor Bowls Club1.0 km

Nearby pharmacies

Links Pharmacy613 m
Cootes Pharmacy772 m

Nearby health

Finchley Memorial Hospital1.0 km
Food hygiene (5-star)62% of 39

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

46

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 score13/100
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

15.4

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,315m
Crossrail 2 route7,212m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,824 nationally

1,474

Est. population

17,381/km²

52%

Employed

43%

Degree educated

£46,300

Median income

6.4%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

22%
24%
22%
18%
Under 1822%
18–3424%
35–4922%
50–6419%
65+13%

Tenure

13%
21%
57%
Own outright8%
Own (mortgage)13%
Private rent21%
Social rent57%
Shared ownership0%
Rent free1%

Ethnicity

26%
17%
21%
19%
White British26%
White Other17%
Asian21%
Black19%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household50%
Unemployed8%
No qualifications16%

Housing tenure (Census 2021)

Social rent57%
Private rent21%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
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)
1

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 8LY

Full postcodeN2 8LY
Postcode districtN2
BoroughLondon Borough of Barnet
WardEast Finchley
Latitude51.596573
Longitude-0.173713
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
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