West Finchley · Barnet · Finchley and Golders Green constituency · 51.60101, -0.17742

N3 2AL— West Finchley, Barnet

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

The family fortress

 

Schools 100%Safety 83/100Transport 20/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
83
Schools
90
Transport
20
Environment
86
Investment
43

The bottom line

N3 2AL 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 catches: 57 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N3 2AL

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 2AL

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N3 2AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Tudor Primary School

Not yet inspected · Inspected Jun 2025 · 1 min walk

KS2: 108.1

★★

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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 16 min walk

4 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 · 364m

Crime is 23% below 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£7,819/m²
Price per ft²£726/ft²
Avg floor area70.6 m²

EPC breakdown

D
20%
E
5%

Based on 25 properties · Confidence: medium

Street mix

Semi 94%Other 6%

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£176,500
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, 200 mm loft insulation
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

1995–2025 · CAGR

+6.4%

Total change

+537%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

-7.07

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£86k£122k+42.7%1
Post-dot-com plateau2001–2002£165k£213k+28.8%1.5
Pre-crash peak2007–2007£310k£310k+0%3
GFC & correction2012–2012£343k£343k+0%2
Brexit uncertainty2017–2019£550k£500k-9.1%1
Rate-rise correction2022–2022£540k£540k+0%1
Current market2025–2025£545k£545k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.2% alpha

Semi-detached-0.2% α
Local
4.2%
District
4.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
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
West Finchley Underground StationNorthern line
14.5 min walk
New Southgate

Nearby stations

Finchley Central Underground StationNorthern
13 min walk
West Finchley Underground StationNorthern
15 min walk
East Finchley Underground StationNorthern
22 min walk
Woodside Park Underground StationNorthern
25 min walk
Mill Hill East Underground StationNorthern
30 min walk
No bus stops within 400m

17

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

4.6 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

41

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)160
Nearest car park177m
Santander docks (800m)0
Nearest cycle dock4.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 8.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 46%
More green space than 99% 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

1

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

149

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Elephant Inn (1.2 km)

Nearest supermarketMega Organix · 880 m
10 tennis courts4 swimming pools3 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

Long Lane Supermarket & Newsagents767 m
Finchley Express832 m
Finchley Delight Food & Wine908 m
Da Vincenzo910 m

Nearby cafes

Tinys Snack Bar826 m
Blanche Bistro Cafe837 m
Dr Hunger Cafe1.1 km
Golden Bite1.2 km

Nearby restaurants

Wagamama414 m
ASK Italian465 m
Pizza Hut476 m
Nando's489 m

Nearby pubs

Elephant Inn1.2 km

Nearby gyms

Finchley Lido532 m
Finchley Lido Outdoor Pool551 m
Glebelands Indoor Bowls Club610 m
David Lloyd Finchley713 m

Nearby pharmacies

Links Pharmacy1.0 km

Nearby health

Finchley Memorial Hospital513 m
{my}dentist877 m
Finchley Dental Lounge997 m
Finchley Dental Studio1.1 km
Food hygiene (5-star)59% of 44

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

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
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 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

52.8

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,871m
Crossrail 2 route7,584m

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
Listed buildings (800m)
2
Planning apps (12 months)
1
Planning apps (3 years)
10
Local approval rate
100%
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
181 homes · FORMER CAV/LUCAS SITE, FORMER CAV/LUCAS SITE, OAK LANE, N2
Pipeline pressure
NONE

Named schemes (500m)

PROFESSIONAL DEVELOPMENT CENTRE, 451, PROFESSIONAL DEVELOPMENT CENTRE, 451, HIGH ROAD, N12 0AS82 homes
completed
FORMER CAV LUCAS CAR PARK SITE, FORMER CAV LUCAS CAR PARK SITE, LONG LANE, N249 homes
completed
LAND AT BARNET TEACHERS CENTRE, LAND AT BARNET TEACHERS CENTRE, BOW LANE, N1232 homes
completed
LAND AT REAR OF OLD BARN CENTRE, LAND AT REAR OF OLD BARN CENTRE, TARLING ROAD, SYLVESTER ROAD, BROWNSWELL ROAD, N223 homes
completed
LAND ADJACENT BYRON FILLING STATION &, 4, LAND ADJACENT BYRON FILLING STATION &, 4, GLEBE ROAD, Barnet, N12 0AL23 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 2AL

Full postcodeN3 2AL
Postcode districtN3
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.601009
Longitude-0.177419
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
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