Barnet Vale · Barnet · Chipping Barnet constituency · 51.63885, -0.17732

N20 9PU— Barnet Vale, Barnet

Location and area intelligence for N20 9PU, Barnet Vale, Barnet

The family fortress

 

Schools 100%Safety 87/100Transport 26/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
87
Schools
95
Transport
26
Environment
75
Investment
34

The bottom line

N20 9PU offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 54 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N20 9PU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-60.0% vs London avg

Deep-dive guides for N20 9PU

🛡️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 N20 9PU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Alma Primary

Good · Inspected Jul 2023 · 16 min walk

KS2: 108.6

★★★

Secondary

Ark Pioneer Academy

Outstanding · Inspected Sept 2023 · 16 min walk

P8: +0.60A8: 55.1

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

St Margaret's Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

26.3 incidents per 1,000 residents

Better than 82% of London
→ Stable

-58% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences23%
Burglary19%
Other14%
Vehicle crime14%
Drug offences2%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barnet Fire Station · 1.1km

Crime is 60% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N20 district median

£623,500

Based on 62 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,848/m²
Price per ft²£636/ft²
Avg floor area137.8 m²

EPC breakdown

C
1%
D
8%
E
3%
F
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 91%Detached 10%

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 yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£344,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,742
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.5%

Total change

+565%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.4%

per year

Acceleration

-71.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 21 sales

Property Type Mix

Total: 21 sales

Detached9.5%
Semi-detached90.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£142k£283k+99.3%1.7
Post-dot-com plateau2002–2002£278k£278k+0%1
Pre-crash peak2005–2007£455k£522k+14.7%1.3
GFC & correction2008–2012£555k£550k-0.9%1.2
Help-to-Buy recovery2013–2016£777k£850k+9.4%1
Rate-rise correction2023–2023£1.25m£1.25m+0%1
Current market2026–2026£945k£945k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.5% alpha

Semi-detached+0.5% α
Local
9.8%
District
9.3%

CAGR over 14yr 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
Seasonal Timing9
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
Totteridge & Whetstone Underground StationNorthern line
11.1 min walk
New Barnet

Nearby stations

Totteridge & Whetstone Underground StationNorthern
12 min walk
New BarnetNational Rail
14 min walk
High Barnet Underground StationNorthern
22 min walk
Woodside Park Underground StationNorthern
30 min walk
Cockfosters Underground StationPiccadilly
30 min walk
No bus stops within 400m

23

Walkability score

115

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria ★54 min
Waterloo55 min ↑
Canary Wharf59 min ↑
City54 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

62

Car parks (800m)

0

EV chargers (800m)

Nearest car park86m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
Totteridge & Whetstone Station Car Park
794m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 Mbps
Superfast coverage100%
All operators 5G78%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.6 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 7.8 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield848.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ST ANDREWS MEDICAL PRACTICE.

50 OAKLEIGH ROAD NORTH, WHETSTONE, N20 9EX

13 min walk

54%

Recommend GP

54%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringdene Nursing Home · 813 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Griffin (980 m)

Nearest supermarketSainsbury's New Barnet · 1.3 km
3 swimming pools1 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)

0

Cinemas (2km)

874m

Post office

Nearby shops

Asda Express1.0 km

Nearby cafes

Hole in the Wall Cafe629 m
Whetstone Cafe664 m
Ems Coffee758 m
The Waiting Room956 m

Nearby restaurants

Tootoomoo Whetstone652 m
El Vaquero Rodizio & Wine Bar678 m
Oliver's Fish and Chips684 m
Ristorante Ambra700 m

Nearby pubs

The Griffin980 m

Nearby gyms

Totteridge Tennis Club759 m
Fit Club990 m

Nearby pharmacies

Boots950 m

Nearby health

Springdene Nursing Home813 m
Food hygiene (5-star)37% of 19

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

A

High street health

Registered businesses

CEYALAN LIMITED
FRANCO CAPITAL MANAGEMENT LIMITED

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (3.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,550London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score20/100
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

49.1

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,787m
Crossrail 2 route9,638m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,338 nationally

1,638

Est. population

4,567/km²

57%

Employed

53%

Degree educated

£43,500

Median income

2.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

53

Community stability

Age profile

22%
16%
20%
21%
22%
Under 1822%
18–3416%
35–4920%
50–6421%
65+22%

Tenure

41%
33%
23%
Own outright41%
Own (mortgage)33%
Private rent23%
Social rent2%
Shared ownership1%

Ethnicity

45%
21%
15%
White British45%
White Other21%
Asian15%
Black4%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine12%
No car household18%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent23%
Social rent2%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (12 months)
13
Planning apps (3 years)
11
Local approval rate
77%
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)
6
Largest scheme
149 homes · Northway House,1379, Northway House,1379, High Road, N20 9LP
Pipeline pressure
NONE

Named schemes (500m)

1510-1520, 1510-1520, HIGH ROAD, N2040 homes
completed
1441, 1441, HIGH ROAD, WHETSTONE, N2019 homes
completed
WESSEX COURT, 1500, WESSEX COURT, 1500, HIGH ROAD, N2012 homes
completed
Willenhall Lodge, 10, Willenhall Lodge, 10, Great North Road, Oakleigh, EN5 1JP8 homes
completed
1473, High Road, Whetstone, N20 9PJ4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.2%
Ward turnout
49%
Election year
2026
MP
Dan Tomlinson (Labour)
MP majority
2,914
Constituency
Chipping Barnet

Councillors

Sue BakerLabour
David LongstaffConservative
Richard Jeronym BarnesLabour

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Key facts for N20 9PU

Full postcodeN20 9PU
Postcode districtN20
BoroughLondon Borough of Barnet
WardBarnet Vale
Latitude51.638847
Longitude-0.177319
Parliamentary constituencyChipping Barnet
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