West Finchley · Barnet · Finchley and Golders Green constituency · 51.60035, -0.18072

N3 2AA— West Finchley, Barnet

Location and area intelligence for N3 2AA, West Finchley, Barnet

The family fortress

 

Schools 100%Safety 78/100Transport 32/100~4% 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
60
Safety
78
Schools
90
Transport
32
Environment
62
Investment
45

The bottom line

N3 2AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N3 2AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for N3 2AA

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N3 2AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Manorside Primary School

Good · Inspected Apr 2024 · 1 min walk

KS2: 107.5

★★

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.5 incidents per 1,000 residents

Better than 65% of London
↑ Rising 500.0%

from a low base — still below London average

-25% vs borough

Crime by type

Anti-social behaviour27%
Other21%
Violence & sexual offences18%
Vehicle crime14%
Drug offences9%
Burglary9%
Theft2%
Robbery0%

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 · 285m

Crime is 29% 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.

N3 district median

£435,375

Based on 59 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,584/m²
Price per ft²£519/ft²
Avg floor area79.6 m²

EPC breakdown

C
13%
D
13%
E
3%

Based on 29 properties · Confidence: medium

Street mix

Semi 2%Terraced 42%Flat 56%

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£199,000
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 DAnnual charge £1,898
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.2%

Total change

+652%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.8%

per year

Acceleration

+50.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached2.3%
Terraced41.9%
Flat/maisonette55.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£177k+173.6%2
Post-dot-com plateau2001–2004£186k£187k+0.6%1.5
Pre-crash peak2006–2007£342k£321k-6.1%2.5
GFC & correction2008–2012£230k£269k+16.8%2
Help-to-Buy recovery2013–2016£250k£428k+71%1.3
Brexit uncertainty2019–2019£460k£460k+0%1
Pandemic surge2020–2020£508k£508k+0%2
Rate-rise correction2022–2023£436k£363k-16.9%2.5
Current market2024–2024£485k£485k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Weakest performer

Terraced

-2.2% alpha

Flat/maisonette-0.4% α
Local
6.2%
District
6.6%
Terraced-2.2% α
Local
6.1%
District
8.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Finchley Central Underground StationNorthern line
9.8 min walk
Oakleigh Park

Nearby stations

Finchley Central Underground StationNorthern
10 min walk
West Finchley Underground StationNorthern
14 min walk
East Finchley Underground StationNorthern
23 min walk
Woodside Park Underground StationNorthern
25 min walk
Mill Hill East Underground StationNorthern
28 min walk
No bus stops within 400m

17

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria ★46 min
Waterloo47 min ↑
Canary Wharf57 min ↑
City50 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

50

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)160
Nearest car park118m
Santander docks (800m)0
Nearest cycle dock4.7 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: 8.8 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 43%
More green space than 85% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.6 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

8 min walk

4

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 639 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

163

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

18

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Wagamama (632 m)

Nearest supermarketMega Organix · 781 m
12 tennis courts4 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)

1

Cinemas (2km)

1.6km

Post office

Nearby shops

Finchley Food Centre758 m
Gisha766 m
East European Food769 m
A to Z Grocers771 m

Nearby cafes

Milani Cafe756 m
Tasties Cafe790 m
Nanou796 m
Tinys Snack Bar961 m

Nearby restaurants

Wagamama632 m
Pizza Hut676 m
ASK Italian687 m
Nando's691 m

Nearby gyms

Finchley Cricket Club662 m
The Avenue Tennis Club706 m
PureGym718 m
Middlesex County Cricket Club722 m

Nearby pharmacies

Cootes Pharmacy726 m
Superdrug758 m
Pharmacy775 m
Links Pharmacy996 m

Nearby health

Finchley Memorial Hospital639 m
Dr Fang Dental Practice752 m
{my}dentist867 m
Finchley Dental Lounge1.0 km
Food hygiene (5-star)54% of 26

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

45

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months0

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

4/100

Velocity score

Future outlook

47.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,901m
Crossrail 2 route7,785m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,747 nationally

1,421

Est. population

12,422/km²

65%

Employed

51%

Degree educated

£43,300

Median income

6.1%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

21%
22%
26%
18%
13%
Under 1821%
18–3422%
35–4926%
50–6418%
65+13%

Tenure

29%
27%
37%
Own outright29%
Own (mortgage)27%
Private rent37%
Social rent7%
Shared ownership0%

Ethnicity

28%
27%
26%
White British28%
White Other27%
Asian26%
Black6%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household30%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent37%
Social rent7%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
13
Local approval rate
67%
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
181 homes · FORMER CAV/LUCAS SITE, FORMER CAV/LUCAS SITE, OAK LANE, N2
Pipeline pressure
NONE

Named schemes (500m)

VALE FARM HOUSE, VALE FARM HOUSE, LONG LANE, N2 8JY16 homes
completed
41, 41, Wilmot Close, East Finchley, N2 8HP16 homes
completed
SWIMMING BATHS SITE, SWIMMING BATHS SITE, SQUIRES LANE, N314 homes
completed
LAND AT REAR OF, 66-86, LAND AT REAR OF, 66-86, ROSEMARY AVENUE, N311 homes
completed
258-262, 258-262, Long Lane, East Finchley, N3 2HX7 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 2AA

Full postcodeN3 2AA
Postcode districtN3
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.600350
Longitude-0.180724
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