West Finchley · Barnet · Finchley and Golders Green constituency · 51.60130, -0.17965

N3 2AD— West Finchley, Barnet

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

The family fortress

 

Schools 100%Safety 83/100Transport 22/100~4% 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
64
Safety
83
Schools
90
Transport
22
Environment
69
Investment
42

The bottom line

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

The catch: 57 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

N3 2AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for N3 2AD

🛡️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 N3 2AD 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 · 10 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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.9 incidents per 1,000 residents

Better than 63% of London
→ Stable

-20% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour23%
Other19%
Vehicle crime14%
Drug offences10%
Burglary7%
Theft0%
Robbery0%

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 · 374m

Crime is 23% 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£10,507/m²
Price per ft²£976/ft²
Avg floor area66.2 m²

EPC breakdown

C
1%
D
8%
E
1%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 4%Terraced 33%Flat 58%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

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£165,500
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 EAnnual charge £2,320
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+9.7%

Total change

+1375%

Market Activity

Price Velocity & Acceleration

Current Velocity

+106.9%

per year

Acceleration

+151.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Terraced31.8%
Flat/maisonette63.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£54k£119k+120.3%1.3
Post-dot-com plateau2001–2001£123k£123k+0%2
Pre-crash peak2005–2007£254k£345k+35.8%1.5
GFC & correction2008–2012£270k£250k-7.4%1.7
Help-to-Buy recovery2014–2016£451k£387k-14.3%1
Brexit uncertainty2017–2018£515k£450k-12.6%1.5
Pandemic surge2020–2021£700k£385k-45%1
Current market2024–2024£796k£796k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.4% alpha

Flat/maisonette-2.4% α
Local
5.8%
District
8.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

18

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge62 min ↑
Victoria58 min ↑
Waterloo ★57 min
Canary Wharf69 min ↑
City61 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

46

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)160
Nearest car park110m
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: 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: 8.8 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.7 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

6 min walk

4

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 513 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

154

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

21

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Elephant Inn (1.1 km)

Nearest supermarketMega Organix · 745 m
11 tennis courts4 swimming pools5 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)

1.8km

Post office

Nearby shops

A to Z Grocers744 m
Finchley Delight Food & Wine822 m
Da Vincenzo825 m
Finchley Express841 m

Nearby cafes

Tinys Snack Bar835 m
Blanche Bistro Cafe846 m
Dr Hunger Cafe1.1 km
Golden Bite1.1 km

Nearby restaurants

Wagamama510 m
Pizza Hut548 m
Nando's564 m
ASK Italian566 m

Nearby pubs

Elephant Inn1.1 km

Nearby gyms

Finchley Lido625 m
Finchley Lido Outdoor Pool651 m
Finchley Bowling Club666 m
Glebelands Indoor Bowls Club677 m

Nearby pharmacies

Cootes Pharmacy734 m
Superdrug766 m
Links Pharmacy1.1 km

Nearby health

Finchley Memorial Hospital513 m
Dr Fang Dental Practice756 m
{my}dentist785 m
Finchley Dental Lounge936 m
Food hygiene (5-star)59% of 39

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

42

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

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

50.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,965m
Crossrail 2 route7,742m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,228 nationally

1,402

Est. population

11,438/km²

65%

Employed

59%

Degree educated

£43,300

Median income

2.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

54

Community stability

Age profile

27%
15%
24%
19%
15%
Under 1827%
18–3415%
35–4924%
50–6419%
65+15%

Tenure

35%
39%
20%
Own outright35%
Own (mortgage)39%
Private rent20%
Social rent5%
Shared ownership0%

Ethnicity

41%
21%
19%
White British41%
White Other22%
Asian19%
Black4%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine13%
No car household19%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent20%
Social rent5%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

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

LAND AT BARNET TEACHERS CENTRE, LAND AT BARNET TEACHERS CENTRE, BOW LANE, N1232 homes
completed
41, 41, Wilmot Close, East Finchley, N2 8HP16 homes
completed
SWIMMING BATHS SITE, SWIMMING BATHS SITE, SQUIRES LANE, N314 homes
completed
258-262, 258-262, Long Lane, East Finchley, N3 2HX7 homes
completed
Warehouse, Warehouse, Nursery Avenue, West Finchley, N3 2RD6 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 2AD

Full postcodeN3 2AD
Postcode districtN3
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.601305
Longitude-0.179646
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