Garden Suburb · Barnet · Finchley and Golders Green constituency · 51.58135, -0.19199

NW11 7AA— Garden Suburb, Barnet

Location and area intelligence for NW11 7AA, Garden Suburb, Barnet

The family fortress

 

Schools 100%Safety 77/100Transport 30/100~1% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
77
Schools
90
Transport
30
Environment
59
Investment
25

The bottom line

NW11 7AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW11 7AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+6.4% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for NW11 7AA

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How NW11 7AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Garden Suburb Junior School

Not yet inspected · 7 min walk

★★

Secondary

The Henrietta Barnett School

Good · Inspected May 2022 · 2 min walk

P8: +1.09A8: 86.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.3 incidents per 1,000 residents

Better than 61% of London
↑ Rising 660.0%

from a low base — still below London average

-18% vs borough

Crime by type

Other22%
Vehicle crime21%
Violence & sexual offences20%
Burglary18%
Anti-social behaviour12%
Drug offences4%
Theft3%
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 · 2.0km

Crime is 21% 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,519/m²
Price per ft²£699/ft²
Avg floor area266 m²

EPC breakdown

E
1%

Based on 1 properties · Confidence: very_low

Street mix

Semi 20%Terraced 80%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£665,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band FAnnual charge £2,742
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2026 · CAGR

+1.7%

Total change

+54%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.5%

per year

Acceleration

-34.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached20%
Terraced80%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£1.30m£1.21m-6.7%1
Brexit uncertainty2017–2019£2.40m£2.65m+10.4%1
Current market2026–2026£2.00m£2.00m+0%1

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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Golders Green Underground StationNorthern line
12 min walk
Cricklewood

Nearby stations

Golders Green Underground StationNorthern
13 min walk
Brent Cross Underground StationNorthern
20 min walk
East Finchley Underground StationNorthern
25 min walk
Finchley Central Underground StationNorthern
27 min walk
Hendon Central Underground StationNorthern
30 min walk
No bus stops within 400m

11

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria45 min ↑
Waterloo ★44 min
Canary Wharf54 min ↑
City48 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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)15
Nearest car park386m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Garden Suburb Staff Parking15 spaces· School Staff Only
547m

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: 7.0 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 52%
More green space than 77% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.2 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield849.7 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PENNINE DRIVE PRACTICE

8 PENNINE DRIVE, HENDON, NW2 1PA

23 min walk

67%

Recommend GP

67%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalNuffield Health Highgate Hospital · 2.5 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

30

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Rock Box (827 m)

Nearest supermarketSeoul Plaza · 1.1 km
27 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

0

Libraries (1km)

0

Cinemas (2km)

811m

Post office

Nearby shops

SR Sweet Shop1.0 km
Mama Food Store1.1 km
GAIL's1.1 km
Buy 2 Save1.1 km

Nearby cafes

Shiraz Patisserie584 m
Sherrards bakery788 m
Coffee Temptations836 m
Bar Linda1.1 km

Nearby restaurants

Baran Ocak Bashi451 m
Orkideh451 m
That's Amore489 m
Toulous749 m

Nearby pubs

Rock Box827 m
The Refectory998 m

Nearby gyms

Farm Walk Lawn Tennis Club403 m
Northway Lawn Tennis Club581 m
TO GYM635 m
Pilates by the Green821 m

Nearby pharmacies

Westlake Pharmacy495 m
Hugh Lloyd Pharmacy830 m
Boots1.1 km

Nearby health

Dr Silberstein Clinic783 m
Hampstead Dental Studio793 m
Lotus Clinic836 m
Food hygiene (5-star)22% of 18

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

25

Investment score

Weak

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

Low gross yield (0.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,550London avg: £1,950/mo
Gross yield
0.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
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

41.2

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,450m
Crossrail 2 route7,199m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,229 nationally

1,483

Est. population

4,008/km²

52%

Employed

65%

Degree educated

£44,700

Median income

1.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

54

Community stability

Age profile

19%
19%
17%
34%
Under 1819%
18–3410%
35–4919%
50–6417%
65+34%

Tenure

46%
23%
17%
14%
Own outright46%
Own (mortgage)23%
Private rent17%
Social rent14%
Shared ownership0%

Ethnicity

57%
25%
White British56%
White Other25%
Asian6%
Black2%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine8%
No car household29%
Unemployed2%
No qualifications9%

Housing tenure (Census 2021)

Private rent17%
Social rent14%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
213
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
42
Planning apps (3 years)
20
Local approval rate
38%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
40 homes · QUEENS COURT, QUEENS COURT, Hampstead Way, NW11 7TN
Pipeline pressure
NONE

Named schemes (500m)

53 and 55, 53 and 55, Denman Drive South, Garden Suburb, NW11 6RA1 homes
completed
23 & 25, 23 & 25, Northway, NW11 6PB1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
29.4%
Ward turnout
52%
Election year
2026
MP
Sarah Sackman (Labour)
MP majority
4,581
Constituency
Finchley and Golders Green

Councillors

Martha Anne Esther LevyConservative
Michael Edward Francis MireConservative

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Key facts for NW11 7AA

Full postcodeNW11 7AA
Postcode districtNW11
BoroughLondon Borough of Barnet
WardGarden Suburb
Latitude51.581353
Longitude-0.191990
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