West Finchley · Barnet · Finchley and Golders Green constituency · 51.60502, -0.18805

N3 2PA— West Finchley, Barnet

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

The practical family move

 

Schools 100%Safety 80/100Transport 41/100Yield 4.27%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
80
Schools
95
Transport
41
Environment
56
Investment
63

The bottom line

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

The catches: 46 min to victoria — above average for this zone and 20 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N3 2PA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+22.4% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for N3 2PA

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How N3 2PA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Moss Hall Junior School

Good · Inspected Jul 2022 · 7 min walk

KS2: 107.4

★★★

Secondary

St Michael's Catholic Grammar School

Outstanding · Inspected Nov 2022 · 14 min walk

P8: +0.98A8: 79.3

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 · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.5 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

+12% vs borough

Crime by type

Anti-social behaviour24%
Other19%
Violence & sexual offences19%
Vehicle crime18%
Drug offences8%
Burglary6%
Robbery3%
Theft2%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Finchley Fire Station · 994m

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area46.9 m²

EPC breakdown

C
22%
D
19%
E
1%

Based on 42 properties · Confidence: high

Street mix

Terraced 50%Flat 7%Other 43%

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£117,250
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)
Roof(another dwelling above)
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

2001–2021 · CAGR

+0.8%

Total change

+17%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.9%

per year

Acceleration

-32.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Terraced87.5%
Flat/maisonette12.5%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£214k£290k+35.5%1.7
Pre-crash peak2005–2005£320k£320k+0%2
Pandemic surge2021–2021£250k£250k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2.6% alpha

Terraced+2.6% α
Local
10.6%
District
8%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

West Finchley Underground StationNorthern
6 min walk
Finchley Central Underground StationNorthern
7 min walk
Woodside Park Underground StationNorthern
18 min walk
Mill Hill East Underground StationNorthern
20 min walk
East Finchley Underground StationNorthern
32 min walk
No bus stops within 400m

51

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria ★46 min
Waterloo47 min ↑
Canary Wharf57 min ↑
City50 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

31

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park181m
Santander docks (800m)0
Nearest cycle dock5.1 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.5 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.3 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

10 min walk

4

GPs within 1km

9

Dentists within 1km

5

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 767 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

13

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

21

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Joiners (306 m)

Nearest supermarketBucharest Supermarket · 77 m
18 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

A to Z Grocers92 m
Finchley Food Centre255 m
Gisha289 m
East European Food295 m

Nearby cafes

Milani Cafe248 m
Tasties Cafe267 m
Nanou289 m
Costa417 m

Nearby restaurants

Goda London14 m
Divans53 m
Falafel Bar56 m
Nawroz Lounge59 m

Nearby pubs

The Joiners306 m
Ahir Lorenzo's529 m
King of Prussia651 m
The Catcher in the Rye820 m

Nearby gyms

Park View Healthclubs125 m
Finchley Bowling Club382 m
Finchley Lawn Tennis Club769 m
The Avenue Tennis Club823 m

Nearby pharmacies

Cootes Pharmacy113 m
Superdrug126 m
Pharmacy219 m
Gateway Chemist706 m

Nearby health

Dr Fang Dental Practice99 m
{my}dentist461 m
Finchley Dental Lounge706 m
Church End Dental Clinic837 m
Food hygiene (5-star)53% of 115

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

63

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Future outlook

35.4

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,592m
Crossrail 2 route8,419m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,734 nationally

1,711

Est. population

5,062/km²

67%

Employed

58%

Degree educated

£51,400

Median income

5.8%

Claimant rate

Inner cityMedium densityYoung professionals

32

Community stability

Age profile

21%
25%
25%
16%
Under 1821%
18–3425%
35–4926%
50–6416%
65+13%

Tenure

21%
22%
51%
Own outright21%
Own (mortgage)22%
Private rent51%
Social rent6%
Shared ownership0%

Ethnicity

35%
26%
23%
White British35%
White Other26%
Asian23%
Black4%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine13%
No car household38%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent51%
Social rent6%

vs. London

Income vs London+22.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
22
Local approval rate
67%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
20

Housing pipeline (800m)

Homes approved
5
Under construction
0
Completed (3yr)
27
Largest scheme
50 homes · 1, 1, STATION ROAD, EN5
Pipeline pressure
LOW

Named schemes (500m)

Finchley Police Station, 193, Ballards Lane, Finchley, N3 1LZ41 homes
completed
REAR OF RUBENS HOUSE, 184, REAR OF RUBENS HOUSE, 184, BALLARDS LANE, N323 homes
completed
197-203, 197-203, Ballards Lane, N3 1LP14 homes
completed
Land rear of 55-57, Land rear of 55-57, Howcroft Crescent, N3 1PA8 homes
completed
78, Ballards Lane, Finchley, N3 2BU7 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 2PA

Full postcodeN3 2PA
Postcode districtN3
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.605023
Longitude-0.188046
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