East Finchley · Barnet · Finchley and Golders Green constituency · 51.59930, -0.17271

N2 9AB— East Finchley, Barnet

Location and area intelligence for N2 9AB, East Finchley, Barnet

 

Schools 100%Safety 74/100Transport 21/100Yield 4.25%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
55
Safety
74
Schools
90
Transport
21
Environment
86
Investment
41

The bottom line

N2 9AB offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £437,500 median — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby; 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 9AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London avg price-15.9% vs London avg
vs London income+3.1% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for N2 9AB

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

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How N2 9AB 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 · 4 min walk

KS2: 108.1

★★

Secondary

Bishop Douglass School Finchley

Good · Inspected Jul 2022 · 9 min walk

P8: +0.50A8: 54.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.9 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 1355.6%

+12% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour21%
Other18%
Vehicle crime12%
Drug offences6%
Burglary5%
Robbery3%
Theft2%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Finchley Fire Station · 480m

Crime is +8% 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.

£437,500

Median sale price

16% below London median

£437,500 is 16% below the London median (£520,000)

-35.3%

This year

Flat

Dominant type

Price history

5-year change
-56.6%
Sales (24 months)6
New build0.0%
Avg flat£437,500
Price per m²£6,188/m²
Price per ft²£575/ft²
Avg floor area71.4 m²

EPC breakdown

B
1%
C
6%
D
2%
E
1%
G
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 21%Terraced 4%Flat 71%Other 4%

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£9,375
First-time buyerFTB
£625
Additional propertyBTL/2nd
£22,500

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

10.1×

Price-to-income

£2,189/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£178,500
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 fuelelectricity (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

1998–2026 · CAGR

+4.4%

Total change

+233%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.3%

per year

Acceleration

-35.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached23.8%
Terraced4.8%
Flat/maisonette71.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£88k£118k+34.9%1.5
Post-dot-com plateau2002–2003£334k£278k-16.8%1.5
Pre-crash peak2006–2007£383k£230k-39.9%1
GFC & correction2009–2009£500k£500k+0%1
Help-to-Buy recovery2015–2016£294k£330k+12.3%2
Brexit uncertainty2017–2017£670k£670k+0%1
Rate-rise correction2022–2022£465k£465k+0%1
Current market2024–2026£450k£291k-35.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.3% alpha

Flat/maisonette+2.3% α
Local
4.9%
District
2.6%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
17.3 min walk
New Southgate

Nearby stations

Finchley Central Underground StationNorthern
17 min walk
East Finchley Underground StationNorthern
18 min walk
West Finchley Underground StationNorthern
20 min walk
Woodside Park Underground StationNorthern
28 min walk
New SouthgateNational Rail
33 min walk
No bus stops within 400m

16

Walkability score

104

Footpaths (500m)

0

Santander docks (800m)

4.4 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

35

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park61m
Santander docks (800m)0
Nearest cycle dock4.4 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: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.4 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

9 min walk

4

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 763 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

10

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Five Bells (945 m)

Nearest supermarketIceland · 1.2 km
5 tennis courts4 swimming pools2 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)

2

Cinemas (2km)

1.1km

Post office

Nearby shops

Long Lane Supermarket & Newsagents562 m
Apiavi673 m
Galaxy Drug Store692 m
Margo Bakery925 m

Nearby cafes

Dr Hunger Cafe959 m
Tinys Snack Bar1.0 km
Blanche Bistro Cafe1.0 km

Nearby restaurants

Wagamama504 m
ASK Italian518 m
Pizza Hut602 m
Nando's605 m

Nearby pubs

Five Bells945 m

Nearby gyms

Finchley Lido Outdoor Pool584 m
Finchley Lido592 m
Glebelands Indoor Bowls Club714 m
David Lloyd Finchley842 m

Nearby pharmacies

Links Pharmacy919 m
Cootes Pharmacy966 m

Nearby health

Finchley Memorial Hospital763 m
Food hygiene (5-star)60% of 47

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score13/100
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

35.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,564m
Crossrail 2 route7,219m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,094 nationally

1,873

Est. population

7,036/km²

54%

Employed

43%

Degree educated

£43,300

Median income

6.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

25%
27%
21%
18%
Under 1825%
18–3427%
35–4921%
50–6418%
65+10%

Tenure

19%
19%
48%
Own outright12%
Own (mortgage)19%
Private rent19%
Social rent48%
Shared ownership2%
Rent free1%

Ethnicity

29%
20%
18%
15%
White British29%
White Other20%
Asian18%
Black15%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine19%
No car household41%
Unemployed8%
No qualifications17%

Housing tenure (Census 2021)

Social rent48%
Private rent19%

vs. London

Income vs London+3.1%
Price vs London-15.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
8
Local approval rate
100%
Borough approval rate
66%
Historic landfill (400m)
1
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)

TA CENTRE, 444, TA CENTRE, 444, HIGH ROAD, N12 0AE147 homes
completed
THE GRANGE ESTATE, THE GRANGE ESTATE, HIGH ROAD, N254 homes
completed
LAND ADJACENT BYRON FILLING STATION &, 4, LAND ADJACENT BYRON FILLING STATION &, 4, GLEBE ROAD, Barnet, N12 0AL23 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£437,500)

£9,375

Standard buyer

£625

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 9AB

Full postcodeN2 9AB
Postcode districtN2
BoroughLondon Borough of Barnet
WardEast Finchley
Latitude51.599300
Longitude-0.172708
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