West Finchley · Barnet · Finchley and Golders Green constituency · 51.60648, -0.19257

N3 1AA— West Finchley, Barnet

Location and area intelligence for N3 1AA, West Finchley, Barnet

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 46/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
71
Schools
95
Transport
46
Environment
57
Investment
53

The bottom line

N3 1AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 47 min to waterloo — above average for this zone.

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Location

N3 1AA

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+22.4% vs London avg
vs London crime+97.0% vs London avg

Deep-dive guides for N3 1AA

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How N3 1AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Moss Hall Infant School

Good · Inspected Nov 2023 · 8 min walk

KS2: 107.4

★★★

Secondary

St Michael's Catholic Grammar School

Outstanding · Inspected Nov 2022 · 15 min walk

P8: +0.98A8: 79.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

128.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+106% vs borough

Crime by type

Other32%
Violence & sexual offences20%
Vehicle crime13%
Anti-social behaviour12%
Drug offences9%
Burglary7%
Robbery5%
Theft3%

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 +97% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N3 district median

£435,375

Based on 59 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£7,212/m²
Price per ft²£670/ft²
Avg floor area58.6 m²

EPC breakdown

C
17%
D
32%
E
8%
F
2%
G
3%

Based on 62 properties · Confidence: high

Street mix

Detached 6%Flat 85%Other 9%

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
Rebuild cost estimate£146,500
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 DAnnual charge £1,898
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+503%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

-73.87

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 49 sales

Property Type Mix

Total: 49 sales

Detached6.1%
Flat/maisonette93.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£71k£90k+26.7%1
Post-dot-com plateau2001–2001£163k£163k+0%1
Pre-crash peak2005–2007£838k£253k-69.9%5.3
GFC & correction2009–2012£230k£220k-4.2%2.5
Help-to-Buy recovery2013–2016£267k£370k+38.4%2.8
Brexit uncertainty2018–2019£370k£398k+7.4%2.5
Pandemic surge2020–2020£400k£400k+0%1
Rate-rise correction2023–2023£230k£230k+0%1
Current market2024–2025£410k£428k+4.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
4.1%
District
4.7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
West Finchley Underground StationNorthern line
5.1 min walk
Oakleigh Park

Nearby stations

West Finchley Underground StationNorthern
5 min walk
Finchley Central Underground StationNorthern
8 min walk
Mill Hill East Underground StationNorthern
15 min walk
Woodside Park Underground StationNorthern
17 min walk
Totteridge & Whetstone Underground StationNorthern
35 min walk
No bus stops within 400m

39

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

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

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park334m
Santander docks (800m)0
Nearest cycle dock5.3 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: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.7 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 25%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.5 km

Energy

Solar: 848 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 yield848.0 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

14 min walk

0

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 1.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

16

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketBucharest Supermarket · 368 m
10 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

A to Z Grocers352 m
Finchley Food Centre375 m
Gisha393 m
East European Food396 m

Nearby cafes

Tasties Cafe353 m
Nanou365 m
Milani Cafe373 m
Costa471 m

Nearby restaurants

Durum316 m
Nawroz Lounge317 m
KFC319 m
Divans329 m

Nearby pubs

The Joiners365 m
Ahir Lorenzo's531 m
King of Prussia643 m
The Catcher in the Rye804 m

Nearby gyms

Park View Healthclubs372 m
Finchley Lawn Tennis Club446 m
Finchley Bowling Club639 m
Poolside Manor825 m

Nearby pharmacies

Superdrug313 m
Pharmacy335 m
Cootes Pharmacy344 m
Gateway Chemist708 m

Nearby health

Dr Fang Dental Practice316 m
{my}dentist658 m
Church End Dental Clinic820 m
Food hygiene (5-star)53% of 121

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

53

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53.9

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,878m
Crossrail 2 route8,766m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,400 nationally

1,785

Est. population

6,902/km²

69%

Employed

58%

Degree educated

£51,400

Median income

4.5%

Claimant rate

Inner cityMedium densityYoung professionals

28

Community stability

Age profile

20%
26%
28%
14%
Under 1820%
18–3426%
35–4928%
50–6414%
65+11%

Tenure

20%
18%
57%
Own outright20%
Own (mortgage)18%
Private rent57%
Social rent4%
Shared ownership1%

Ethnicity

30%
33%
17%
White British30%
White Other33%
Asian17%
Black5%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine13%
No car household42%
Unemployed6%
No qualifications10%

Housing tenure (Census 2021)

Private rent58%
Social rent4%

vs. London

Income vs London+22.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
16
Local approval rate
73%
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
5
Under construction
0
Completed (3yr)
31
Largest scheme
77 homes · Gateway House, 318-330, Gateway House, 318-330, Regents Park Road, N3 2TX
Pipeline pressure
LOW

Named schemes (500m)

401, 405, Nether Street, Ballards Lane To Dollis Road, N3 1QG34 homes
completed
7 Shakespeare Road London N3 1XE, N3 1XE30 homes
completed
166-168, 166-168, NETHER STREET, N317 homes
completed
ARLINGTON COURT, ARLINGTON COURT, The Grove, N3 1QZ14 homes
completed
Land rear of 55-57, Land rear of 55-57, Howcroft Crescent, N3 1PA8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.7%
Ward turnout
46%
Election year
2026
MP
Sarah Sackman (Labour)
MP majority
4,581
Constituency
Finchley and Golders Green

Councillors

Ross HoustonLabour
Kath McGuirkLabour
Danny RichLabour

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Key facts for N3 1AA

Full postcodeN3 1AA
Postcode districtN3
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.606477
Longitude-0.192566
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