East Finchley · Barnet · Finchley and Golders Green constituency · 51.58915, -0.16639

N2 8NS— East Finchley, Barnet

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

The hidden gem

 

Schools 100%Safety 71/100Transport 48/100Yield 5.17%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
71
Schools
90
Transport
48
Environment
74
Investment
62

The bottom line

N2 8NS offers exceptional schools (100% Good/Outstanding) and low crime at £360,000 median — a strong choice for Families and Owner-occupiers.

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Location

N2 8NS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-30.8% vs London avg
vs London income+10.2% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for N2 8NS

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

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“The hidden gem”

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How N2 8NS 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 · 4 min walk

P8: +0.61A8: 59.2

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.3 incidents per 1,000 residents

Higher crime than 67% of London
↑ Rising 308.6%

+42% vs borough

Crime by type

Other28%
Vehicle crime24%
Violence & sexual offences14%
Anti-social behaviour11%
Theft8%
Burglary8%
Drug offences3%
Robbery3%

Stop & search

1.2

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 · 1.3km

Crime is +36% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£360,000

Median sale price

Bottom 25% — 31% below London median

£360,000 is 31% below the London median (£520,000)

-5.2%

This year

Flat

Dominant type

Price history

5-year change
+20.0%
Sales (24 months)6
New build0.0%
Avg flat£360,000
Price per m²£7,407/m²
Price per ft²£688/ft²
Avg floor area49 m²

EPC breakdown

B
3%
C
16%
D
41%
E
40%

Based on 100 properties · Confidence: high

Street mix

Semi 5%Flat 95%

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£5,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,300

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

7.8×

Price-to-income

£1,801/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£122,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.9%

Total change

+343%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.8%

per year

Acceleration

-20.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached4.9%
Flat/maisonette95.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£76k£88k+15.5%2.2
Post-dot-com plateau2001–2004£167k£188k+12%3
Pre-crash peak2005–2006£201k£192k-4.5%1.5
GFC & correction2009–2011£210k£219k+4.3%1.7
Help-to-Buy recovery2015–2015£192k£192k+0%1
Brexit uncertainty2019–2019£321k£321k+0%1
Pandemic surge2020–2021£420k£300k-28.6%1
Current market2024–2026£325k£337k+3.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
4.9%
District
4.8%

CAGR over 31yr 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 Velocity100
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
East Finchley Underground StationNorthern line
2.7 min walk
Hampstead Heath

Nearby stations

East Finchley Underground StationNorthern
3 min walk
Highgate Underground StationNorthern
24 min walk
Finchley Central Underground StationNorthern
28 min walk
Golders Green Underground StationNorthern
34 min walk
West Finchley Underground StationNorthern
34 min walk
No bus stops within 400m

48

Walkability score

96

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria ★39 min
Waterloo39 min ↑
Canary Wharf50 min ↑
City43 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

9

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)272
Nearest car park111m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
East Finchley Station Car Park272 spaces· yes
111m

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: 7.2 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 2.3 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

24 min walk

0

GPs within 1km

7

Dentists within 1km

Nearest hospitalNuffield Health Highgate Hospital · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

16

Sports (1km)

3

Convenience

Nearest supermarketBudgens · 156 m
10 tennis courts5 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

215m

Post office

Nearby shops

Sainsbury's Local234 m
Tesco Express261 m
Centro Convenience Store262 m
Bottles ‘N’ Jars556 m

Nearby cafes

Costa188 m
Campbell & Syme222 m
Dan & Decarlo251 m

Nearby restaurants

Domino's189 m
Subway200 m
Pizzeria Perllone205 m
bangkok lounge239 m

Nearby pubs

The Bald Faced Stag150 m
The Old White Lion310 m
Five Bells449 m

Nearby gyms

Fortis Green Tennis Club585 m
Clean Body Health Personal Training978 m

Nearby pharmacies

Oakdale Pharmacy170 m
C W Andrews219 m
Cootes Pharmacy307 m

Nearby health

East Finchley Medical Practice313 m
ARCENDO471 m
The Finchley Dentist471 m
Food hygiene (5-star)64% of 73

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

62

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

80.5

Price growth score

A
Medium

Development pressure

High

New supply risk

High investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,354m
Crossrail 2 route6,569m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,648 nationally

1,619

Est. population

9,745/km²

65%

Employed

69%

Degree educated

£46,300

Median income

2.8%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

20%
20%
24%
20%
16%
Under 1820%
18–3420%
35–4924%
50–6420%
65+16%

Tenure

36%
23%
36%
Own outright36%
Own (mortgage)23%
Private rent36%
Social rent4%
Shared ownership1%

Ethnicity

49%
27%
White British49%
White Other27%
Asian11%
Black2%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine8%
No car household40%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent36%
Social rent4%

vs. London

Income vs London+10.2%
Price vs London-30.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
15
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
2
Under construction
0
Completed (3yr)
8
Largest scheme
148 homes · REAR OF & SIDE OF, 216-244, REAR OF & SIDE OF, 216-244, EAST END ROAD, N2
Pipeline pressure
LOW

Named schemes (500m)

REAR OF & SIDE OF, 216-244, REAR OF & SIDE OF, 216-244, EAST END ROAD, N2148 homes
completed
National Hospital for Neurology and Neurosurgery, National Hospital for Neurology and Neurosurgery, Great North Road, N2 0NW28 homes
completed
THE GEORGES PUBLIC HOUSE, 35, THE GEORGES PUBLIC HOUSE, 35, MARKET PLACE, N2 8DD14 homes
completed
LAND ADJACENT TO 1-12, LAND ADJACENT TO 1-12, NORFOLK CLOSE, N2 8ET10 homes
completed
Adamson Court 7 Hertford Road London N2 9BW, N2 9BW10 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 (£360,000)

£5,500

Standard buyer

£0

First-time buyer

Save £5,500

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 8NS

Full postcodeN2 8NS
Postcode districtN2
BoroughLondon Borough of Barnet
WardEast Finchley
Latitude51.589148
Longitude-0.166389
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