West Finchley · Barnet · Finchley and Golders Green constituency · 51.60344, -0.17903

N3 2NP— West Finchley, Barnet

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

The family fortress

 

Schools 100%Safety 83/100Transport 24/100Low yield 1.73%

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
24
Environment
67
Investment
31

The bottom line

N3 2NP offers exceptional schools (100% Good/Outstanding) and low crime at £1,076,000 median — 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 2NP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+106.9% vs London avg
vs London income+3.1% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for N3 2NP

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

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“The family fortress”

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How N3 2NP 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 · 3 min walk

KS2: 105.9

★★

Secondary

Bishop Douglass School Finchley

Good · Inspected Jul 2022 · 13 min walk

P8: +0.50A8: 54.4

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 12 min walk

6 primaries · 0 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 · 611m

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,076,000

Median sale price

Top 25% — 107% above London median

£1,076,000 is 107% above the London median (£520,000)

-18.6%

This year

Terraced

Dominant type

Price history

5-year change
+44.5%
Sales (24 months)5
New build0.0%
Avg terraced£1,076,000
Price per m²£9,489/m²
Price per ft²£882/ft²
Avg floor area118.2 m²

EPC breakdown

C
5%
D
18%
E
7%
F
3%

Based on 33 properties · Confidence: high

Street mix

Semi 20%Terraced 68%Detached 1%Flat 11%

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

Stamp duty

Standard buyer£48,850
First-time buyerFTB
£48,850
Additional propertyBTL/2nd
£81,130

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

24.8×

Price-to-income

£5,383/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield848 kWh/kWp/yr
Rebuild cost estimate£295,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,320
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+633%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.9%

per year

Acceleration

-65.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 75 sales

Property Type Mix

Total: 75 sales

Detached1.3%
Semi-detached20%
Terraced69.3%
Flat/maisonette9.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£117k£229k+96.4%2.8
Post-dot-com plateau2001–2004£293k£398k+35.8%4.2
Pre-crash peak2005–2007£269k£476k+77%3.7
GFC & correction2009–2011£593k£555k-6.4%2.3
Help-to-Buy recovery2013–2016£548k£800k+46.1%2
Brexit uncertainty2017–2019£830k£139k-83.3%1.3
Pandemic surge2021–2021£745k£745k+0%3
Rate-rise correction2022–2022£810k£810k+0%1
Current market2024–2025£1.14m£855k-24.9%3.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Weakest performer

Semi-detached

-1.4% alpha

Terraced+1% α
Local
8%
District
7%
Semi-detached-1.4% α
Local
3.5%
District
4.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
West Finchley Underground StationNorthern line
11.1 min walk
Oakleigh Park

Nearby stations

West Finchley Underground StationNorthern
12 min walk
Finchley Central Underground StationNorthern
12 min walk
Woodside Park Underground StationNorthern
21 min walk
East Finchley Underground StationNorthern
26 min walk
Mill Hill East Underground StationNorthern
28 min walk
No bus stops within 400m

25

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

4.8 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

50

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)160
Nearest car park228m
Santander docks (800m)0
Nearest cycle dock4.8 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: 9.0 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.9 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

3 min walk

4

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 278 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Elephant Inn (898 m)

Nearest supermarketMega Organix · 634 m
9 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)

1.5km

Post office

Nearby shops

Finchley Express604 m
Finchley Delight Food & Wine615 m
Da Vincenzo617 m
A to Z Grocers649 m

Nearby cafes

Tinys Snack Bar598 m
Blanche Bistro Cafe609 m
Golden Bite908 m
Cafe Tuck In938 m

Nearby restaurants

Pizza Hut383 m
Wagamama386 m
Gökyüzü387 m
Nando's400 m

Nearby pubs

Elephant Inn898 m
Sea Rock1.0 km
Red & Black1.1 km
Finchley Tavern1.1 km

Nearby gyms

Finchley Lido480 m
Finchley Bowling Club482 m
Glebelands Indoor Bowls Club493 m
Finchley Lido Outdoor Pool515 m

Nearby pharmacies

Cootes Pharmacy705 m
Superdrug736 m
Carters Pharmacy1.1 km

Nearby health

Finchley Memorial Hospital278 m
{my}dentist586 m
Finchley Dental Lounge708 m
Dr Fang Dental Practice718 m
Food hygiene (5-star)58% of 52

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

31

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,550London avg: £1,950/mo
Gross yield
1.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score34/100
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

65.5

Price growth score

B
Low

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,163m
Crossrail 2 route7,770m

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%
Price vs London+106.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
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)
9
Largest scheme
147 homes · TA CENTRE, 444, TA CENTRE, 444, HIGH ROAD, N12 0AE
Pipeline pressure
NONE

Named schemes (500m)

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
70, 70, Granville Road, N12 0HT3 homes
completed
73, 73, Holdenhurst Avenue, N12 0HY2 homes
completed
57, 57, Etchingham Park Road, N3 2EB2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,076,000)

£48,850

Standard buyer

£48,850

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N3 2NP

Full postcodeN3 2NP
Postcode districtN3
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.603444
Longitude-0.179026
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