East Finchley · Barnet · Finchley and Golders Green constituency · 51.59338, -0.16391

N2 9BU— East Finchley, Barnet

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 38/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
74
Schools
90
Transport
38
Environment
100
Investment
43

The bottom line

N2 9BU 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: 47 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

N2 9BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for N2 9BU

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How N2 9BU 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 · 4 min walk

KS2: 107.5

—

Secondary

The Archer Academy

Not yet inspected · 6 min walk

P8: +0.61A8: 59.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.8 incidents per 1,000 residents

Higher crime than 51% of London
↑ Rising 378.3%

+6% vs borough

Crime by type

Other24%
Anti-social behaviour20%
Violence & sexual offences18%
Vehicle crime15%
Burglary15%
Robbery5%
Drug offences3%
Theft2%

Stop & search

3.0

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 · 1.2km

Crime is +1% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£8,923/m²
Price per ft²£829/ft²
Avg floor area109.2 m²

EPC breakdown

C
5%
D
34%
E
8%
F
2%

Based on 49 properties · Confidence: high

Street mix

Semi 31%Terraced 24%Detached 2%Flat 41%Other 1%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£273,000
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 EAnnual charge £2,320
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.1%

Total change

+732%

Market Activity

Price Velocity & Acceleration

Current Velocity

+121.9%

per year

Acceleration

+190.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 81 sales

Property Type Mix

Total: 81 sales

Detached2.5%
Semi-detached32.1%
Terraced24.7%
Flat/maisonette40.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£120k£250k+108.3%3.5
Post-dot-com plateau2001–2004£247k£225k-9.1%3
Pre-crash peak2005–2007£271k£260k-4.1%3
GFC & correction2008–2012£705k£663k-6%2.8
Help-to-Buy recovery2013–2016£593k£1.22m+105.4%2.8
Brexit uncertainty2017–2018£830k£1.22m+46.3%2
Pandemic surge2020–2021£1.09m£1.25m+14.6%1.5
Rate-rise correction2022–2023£870k£1.04m+20.1%3
Current market2024–2026£1.41m£999k-29.2%1.3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Weakest performer

Semi-detached

+0.2% alpha

Terraced+1.1% α
Local
10.4%
District
9.3%
Flat/maisonette+0.3% α
Local
7.9%
District
7.6%
Semi-detached+0.2% α
Local
6.4%
District
6.2%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position100

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
8.2 min walk
New Southgate

Nearby stations

East Finchley Underground StationNorthern
9 min walk
Finchley Central Underground StationNorthern
27 min walk
Highgate Underground StationNorthern
27 min walk
West Finchley Underground StationNorthern
31 min walk
New SouthgateNational Rail
34 min walk
No bus stops within 400m

33

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria49 min ↑
Waterloo ★47 min
Canary Wharf60 min ↑
City51 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

10

Car parks (800m)

1

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)272
Nearest car park273m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
East Finchley Station Car Park272 spaces· yes
594m

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: 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: 7.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.8 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

20 min walk

0

GPs within 1km

7

Dentists within 1km

Nearest hospitalFinchley Memorial Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Bald Faced Stag (455 m)

Nearest supermarketIceland · 363 m
4 tennis courts1 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)

321m

Post office

Nearby shops

Sainsbury's Local285 m
Galaxy Drug Store563 m
Apiavi599 m
Tesco Express673 m

Nearby cafes

Campbell & Syme427 m
Costa498 m
Dan & Decarlo654 m

Nearby restaurants

bangkok lounge266 m
Hyper Pizza300 m
Bankok Thai316 m
Domino's420 m

Nearby pubs

The Bald Faced Stag455 m
Five Bells648 m
Clissold Arms676 m
The Old White Lion752 m

Nearby gyms

Fortis Green Tennis Club773 m

Nearby pharmacies

Cootes Pharmacy204 m
Oakdale Pharmacy372 m
C W Andrews617 m

Nearby health

East Finchley Medical Practice593 m
ARCENDO650 m
The Finchley Dentist652 m
Food hygiene (5-star)64% of 67

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

43

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months3

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

25/100

Velocity score

Future outlook

52.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,720m
Crossrail 2 route6,473m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,494 nationally

1,673

Est. population

6,130/km²

62%

Employed

61%

Degree educated

£43,300

Median income

3.8%

Claimant rate

Inner cityMedium densityYoung professionals

48

Community stability

Age profile

26%
16%
21%
21%
15%
Under 1827%
18–3416%
35–4922%
50–6421%
65+15%

Tenure

32%
28%
25%
14%
Own outright32%
Own (mortgage)28%
Private rent25%
Social rent14%
Shared ownership0%

Ethnicity

50%
22%
White British50%
White Other22%
Asian10%
Black5%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine10%
No car household33%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent25%
Social rent14%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
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
1
Under construction
0
Completed (3yr)
0
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)

BAPTIST CHURCH, BAPTIST CHURCH, CREIGHTON AVENUE, N2 9BD11 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
Viceroy Court Car Park, Viceroy Court Car Park, East End Road, East Finchley, N2 8AU8 homes
completed
105-107, 105-107, High Road, East Finchley, N2 8AG5 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 9BU

Full postcodeN2 9BU
Postcode districtN2
BoroughLondon Borough of Barnet
WardEast Finchley
Latitude51.593380
Longitude-0.163908
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