West Finchley · Barnet · Finchley and Golders Green constituency · 51.60197, -0.17605

N3 2AN— West Finchley, Barnet

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

 

Schools 100%Safety 73/100Transport 20/100Yield 4.27%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
56
Safety
73
Schools
90
Transport
20
Environment
86
Investment
58

The bottom line

N3 2AN offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families 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 2AN

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+72.0% vs London avg

Deep-dive guides for N3 2AN

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

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Postcode Personality

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How N3 2AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Our Lady of Lourdes RC School

Good · Inspected Apr 2023 · 2 min walk

KS2: 105.9

★★

Secondary

Bishop Douglass School Finchley

Good · Inspected Jul 2022 · 11 min walk

P8: +0.50A8: 54.4

100% of local schools rated Good or Outstanding · based on 16 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

111.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+79% vs borough

Crime by type

Other31%
Violence & sexual offences20%
Anti-social behaviour18%
Vehicle crime11%
Drug offences8%
Burglary5%
Robbery4%
Theft4%

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 · 500m

Crime is +72% above London average

Property

Prices, sales volume and market trends

Avg floor area89.2 m²

EPC breakdown

C
6%
D
24%
E
3%

Based on 33 properties · Confidence: high

Street mix

Semi 12%Terraced 63%Flat 23%Other 2%

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

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£223,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.4%

Total change

+701%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.1%

per year

Acceleration

+90.47

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached12.1%
Terraced63.8%
Flat/maisonette24.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£232k+186%2.3
Post-dot-com plateau2001–2004£240k£299k+24.5%2.2
Pre-crash peak2005–2007£253k£244k-3.6%3.3
GFC & correction2008–2012£379k£220k-41.9%2
Help-to-Buy recovery2014–2016£562k£558k-0.8%2.7
Brexit uncertainty2017–2019£635k£444k-30.1%1.7
Pandemic surge2020–2021£645k£635k-1.6%1
Rate-rise correction2023–2023£417k£417k+0%1
Current market2024–2024£650k£650k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Weakest performer

Flat/maisonette

-0.3% alpha

Terraced+0.1% α
Local
8.7%
District
8.6%
Flat/maisonette-0.3% α
Local
5.2%
District
5.5%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing10
Trend Position40

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
14.3 min walk
New Southgate

Nearby stations

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

27

Walkability score

88

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 park138m
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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 55%
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

5 min walk

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 411 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

135

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

17

Sports (1km)

0

Convenience

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

Nearest supermarketSultan Food Centre · 1.1 km
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)

1.7km

Post office

Nearby shops

Finchley Express715 m
Long Lane Supermarket & Newsagents853 m
Finchley Delight Food & Wine861 m
Da Vincenzo862 m

Nearby cafes

Tinys Snack Bar708 m
Blanche Bistro Cafe720 m
Golden Bite1.1 km
Cafe Tuck In1.1 km

Nearby restaurants

Wagamama271 m
ASK Italian322 m
Pizza Hut336 m
Nando's349 m

Nearby pubs

Elephant Inn1.1 km
Sea Rock1.2 km
Red & Black1.2 km

Nearby gyms

Finchley Lido390 m
Finchley Lido Outdoor Pool409 m
Glebelands Indoor Bowls Club470 m
David Lloyd Finchley578 m

Nearby pharmacies

Links Pharmacy1.2 km

Nearby health

Finchley Memorial Hospital411 m
{my}dentist838 m
Finchley Dental Lounge926 m
Finchley Dental Studio1.0 km
Food hygiene (5-star)56% of 48

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

58

Investment score

Good

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

17.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,929m
Crossrail 2 route7,524m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,199 nationally

2,287

Est. population

9,675/km²

60%

Employed

48%

Degree educated

£43,300

Median income

5.2%

Claimant rate

SuburbanHigh densityEstablished mixed

36

Community stability

Age profile

25%
21%
25%
18%
Under 1825%
18–3421%
35–4925%
50–6418%
65+11%

Tenure

20%
23%
40%
15%
Own outright20%
Own (mortgage)23%
Private rent40%
Social rent15%
Shared ownership2%
Rent free1%

Ethnicity

27%
24%
25%
White British27%
White Other24%
Asian25%
Black8%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine17%
No car household32%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent40%
Social rent15%

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)
2
Planning apps (3 years)
12
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)
5
Largest scheme
181 homes · FORMER CAV/LUCAS SITE, FORMER CAV/LUCAS SITE, OAK LANE, N2
Pipeline pressure
NONE

Named schemes (500m)

TA CENTRE, 444, TA CENTRE, 444, HIGH ROAD, N12 0AE147 homes
completed
PROFESSIONAL DEVELOPMENT CENTRE, 451, PROFESSIONAL DEVELOPMENT CENTRE, 451, HIGH ROAD, N12 0AS82 homes
completed
LAND AT BARNET TEACHERS CENTRE, LAND AT BARNET TEACHERS CENTRE, BOW LANE, N1232 homes
completed
LAND ADJACENT BYRON FILLING STATION &, 4, LAND ADJACENT BYRON FILLING STATION &, 4, GLEBE ROAD, Barnet, N12 0AL23 homes
completed
Lonsdale Care Home, Lonsdale Care Home, Tarling Road, N2 8LB17 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 2AN

Full postcodeN3 2AN
Postcode districtN3
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.601968
Longitude-0.176052
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