West Finchley · Barnet · Finchley and Golders Green constituency · 51.60396, -0.18699

N3 2PS— West Finchley, Barnet

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

The practical family move

 

Schools 100%Safety 80/100Transport 39/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
63
Safety
80
Schools
95
Transport
39
Environment
57
Investment
50

The bottom line

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

The catch: 46 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Toggle the things that matter to you — see how N3 2PS scores on each.

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Location

N3 2PS

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 2PS

🛡️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🔒 Very Safe

“The practical family move”

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How N3 2PS 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 · 8 min walk

KS2: 107.4

★★★

Secondary

St Michael's Catholic Grammar School

Outstanding · Inspected Nov 2022 · 15 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 · 9 min walk

8 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Finchley Fire Station · 856m

Crime is +7% above 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£7,948/m²
Price per ft²£738/ft²
Avg floor area106.4 m²

EPC breakdown

C
3%
D
6%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 60%Terraced 27%Flat 13%

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£266,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2025 · CAGR

+6.5%

Total change

+522%

Market Activity

Price Velocity & Acceleration

Current Velocity

+77.3%

per year

Acceleration

+80.32

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached60%
Terraced26.7%
Flat/maisonette13.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£138k£275k+98.9%1.2
Post-dot-com plateau2001–2002£283k£250k-11.5%1
Pre-crash peak2005–2007£381k£494k+29.7%1.3
GFC & correction2009–2011£350k£485k+38.6%1
Current market2025–2025£860k£860k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
7.3 min walk
Oakleigh Park

Nearby stations

Finchley Central Underground StationNorthern
6 min walk
West Finchley Underground StationNorthern
8 min walk
Woodside Park Underground StationNorthern
20 min walk
Mill Hill East Underground StationNorthern
21 min walk
East Finchley Underground StationNorthern
30 min walk
No bus stops within 400m

49

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

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

34

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)160
Nearest car park104m
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 AONB14% green spaceTree canopy: 67%
Above average green space

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

9 min walk

4

GPs within 1km

9

Dentists within 1km

5

Care homes (1km)

Nearest hospitalFinchley Memorial Hospital · 715 m
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

103

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

21

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Joiners (319 m)

Nearest supermarketBucharest Supermarket · 111 m
17 tennis courts3 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)

1.1km

Post office

Nearby shops

A to Z Grocers208 m
Finchley Food Centre256 m
Gisha285 m
East European Food290 m

Nearby cafes

Milani Cafe250 m
Tasties Cafe281 m
Nanou300 m
Costa402 m

Nearby restaurants

N3 Indian Tandoor & Bar104 m
Falafel Bar116 m
Koobideh123 m
Goda London149 m

Nearby pubs

The Joiners319 m
Ahir Lorenzo's519 m
King of Prussia632 m
The Catcher in the Rye794 m

Nearby gyms

Park View Healthclubs231 m
Finchley Bowling Club406 m
The Avenue Tennis Club725 m
Finchley Lawn Tennis Club905 m

Nearby pharmacies

Cootes Pharmacy151 m
Superdrug183 m
Pharmacy242 m
Gateway Chemist679 m

Nearby health

Dr Fang Dental Practice168 m
{my}dentist511 m
Finchley Memorial Hospital715 m
Finchley Dental Lounge754 m
Food hygiene (5-star)52% of 117

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

50

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 score18/100
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

41.5

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,454m
Crossrail 2 route8,314m

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)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
25
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)
0

Housing pipeline (800m)

Homes approved
5
Under construction
0
Completed (3yr)
13
Largest scheme
41 homes · Finchley Police Station, 193, Ballards Lane, Finchley, N3 1LZ
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
78, Ballards Lane, Finchley, N3 2BU7 homes
completed
13, 13, Seymour Road, N3 2NG6 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 2PS

Full postcodeN3 2PS
Postcode districtN3
BoroughLondon Borough of Barnet
WardWest Finchley
Latitude51.603963
Longitude-0.186991
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