West Finchley · Barnet · Finchley and Golders Green constituency · 51.60249, -0.19140

N3 2BE— West Finchley, Barnet

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 44/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
82
Schools
60
Transport
44
Environment
59
Investment
48

The bottom line

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

The catches: 47 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 2BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+22.4% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for N3 2BE

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N3 2BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Pardes House Primary School

Not yet inspected · 7 min walk

KS2: 104.9

—

Secondary

Christ's College Finchley

Not yet inspected · 16 min walk

P8: +0.70A8: 54.9

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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.0 incidents per 1,000 residents

Better than 57% of London
→ Stable

-8% vs borough

Crime by type

Anti-social behaviour27%
Other17%
Vehicle crime17%
Violence & sexual offences16%
Drug offences13%
Burglary4%
Theft2%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Finchley Fire Station · 979m

Crime is 12% 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£5,760/m²
Price per ft²£535/ft²
Avg floor area43 m²

EPC breakdown

C
6%
D
4%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Detached 9%Flat 91%

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£107,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,320
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.3%

Total change

+346%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.7%

per year

Acceleration

-66.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 11 sales

Property Type Mix

Total: 11 sales

Detached9.1%
Flat/maisonette90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£56k£105k+87.5%1.2
Pre-crash peak2006–2006£179k£179k+0%2
Help-to-Buy recovery2013–2013£200k£200k+0%2
Rate-rise correction2022–2022£300k£300k+0%1
Current market2025–2025£250k£250k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
6.5%
District
8.2%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Finchley Central Underground StationNorthern
2 min walk
West Finchley Underground StationNorthern
10 min walk
Mill Hill East Underground StationNorthern
18 min walk
Woodside Park Underground StationNorthern
22 min walk
East Finchley Underground StationNorthern
31 min walk
No bus stops within 400m

53

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

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

33

Car parks (800m)

0

EV chargers (800m)

Nearest car park23m
Santander docks (800m)0
Nearest cycle dock5.0 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: 9.3 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 46%
More green space than 76% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.1 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

13 min walk

0

GPs within 1km

9

Dentists within 1km

4

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 1.1 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

17

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

25

Sports (1km)

8

Convenience

Nearest supermarketBucharest Supermarket · 292 m
22 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

791m

Post office

Nearby shops

East European Food72 m
Gisha78 m
Nice104 m
Finchley Food Centre112 m

Nearby cafes

Costa56 m
Nanou92 m
Tasties Cafe112 m
Milani Cafe118 m

Nearby restaurants

Cochin67 m
Aghajoon106 m
Central Restaurant155 m
KFC209 m

Nearby pubs

The Joiners86 m
Ahir Lorenzo's173 m
King of Prussia289 m
The Catcher in the Rye456 m

Nearby gyms

Park View Healthclubs487 m
The Avenue Tennis Club539 m
Finchley Bowling Club737 m
Poolside Manor750 m

Nearby pharmacies

Pharmacy155 m
Superdrug246 m
Cootes Pharmacy252 m
Gateway Chemist342 m

Nearby health

Dr Fang Dental Practice272 m
Church End Dental Clinic473 m
{my}dentist825 m
Food hygiene (5-star)49% of 142

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

48

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months1

Rental market

High

Demand

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

60

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,448m
Crossrail 2 route8,561m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,747 nationally

1,615

Est. population

11,526/km²

66%

Employed

60%

Degree educated

£51,400

Median income

3.2%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

20%
23%
23%
20%
14%
Under 1820%
18–3423%
35–4923%
50–6420%
65+14%

Tenure

31%
25%
40%
Own outright31%
Own (mortgage)25%
Private rent40%
Social rent4%
Shared ownership1%

Ethnicity

34%
25%
25%
White British34%
White Other25%
Asian25%
Black3%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine11%
No car household31%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent40%
Social rent4%

vs. London

Income vs London+22.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
19
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
15
Local approval rate
50%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
5
Under construction
0
Completed (3yr)
38
Largest scheme
77 homes · Gateway House, 318-330, Gateway House, 318-330, Regents Park Road, N3 2TX
Pipeline pressure
LOW

Named schemes (500m)

Gateway House, 318-330, Gateway House, 318-330, Regents Park Road, N3 2TX77 homes
completed
1, 1, STATION ROAD, EN550 homes
completed
401, 405, Nether Street, Ballards Lane To Dollis Road, N3 1QG34 homes
completed
7 Shakespeare Road London N3 1XE, N3 1XE30 homes
completed
ARLINGTON COURT, ARLINGTON COURT, The Grove, N3 1QZ14 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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Compare Barnet with nearby boroughs:

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Key facts for N3 2BE

Full postcodeN3 2BE
Postcode districtN3
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.602494
Longitude-0.191396
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