Garden Suburb · Barnet · Finchley and Golders Green constituency · 51.57401, -0.18919

NW11 7EB— Garden Suburb, Barnet

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

The family fortress

 

Schools 100%Safety 84/100Transport 52/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
68
Safety
84
Schools
90
Transport
52
Environment
68
Investment
47

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

NW11 7EB

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+17.1% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for NW11 7EB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How NW11 7EB 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 · 17 min walk

★★

Secondary

The Henrietta Barnett School

Good · Inspected May 2022 · 10 min walk

P8: +1.09A8: 86.4

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Moss Hall Nursery School

Not inspected · 51 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.3 incidents per 1,000 residents

Better than 65% of London
→ Stable

-24% vs borough

Crime by type

Other29%
Violence & sexual offences23%
Anti-social behaviour12%
Theft12%
Robbery8%
Vehicle crime6%
Burglary6%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Hampstead Fire Station · 2.5km

Crime is 27% 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£3,625/m²
Price per ft²£337/ft²
Avg floor area177 m²

EPC breakdown

C
1%

Based on 1 properties · Confidence: very_low

Street mix

Terraced 13%Detached 88%

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£442,500
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 EAnnual charge £2,320
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+1.5%

Total change

+55%

Market Activity

Price Velocity & Acceleration

Current Velocity

-76.6%

per year

Acceleration

-122.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Detached87.5%
Terraced12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£370k£580k+56.8%1
Post-dot-com plateau2001–2002£796k£825k+3.6%1
GFC & correction2009–2009£845k£845k+0%1
Brexit uncertainty2018–2018£1.69m£1.69m+0%1
Rate-rise correction2022–2022£2.46m£2.46m+0%1
Current market2025–2025£575k£575k+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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Golders Green Underground StationNorthern line
4.5 min walk
Finchley Road & Frognal

Nearby stations

Golders Green Underground StationNorthern
5 min walk
Brent Cross Underground StationNorthern
21 min walk
Hampstead Underground StationNorthern
27 min walk
East Finchley Underground StationNorthern
28 min walk
Hampstead Heath Rail StationMildmay
33 min walk
No bus stops within 400m

28

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria ★37 min
Waterloo39 min ↑
Canary Wharf49 min ↑
City41 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)20
Nearest car park475m
Santander docks (800m)0
Nearest cycle dock3.1 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 10%
More green space than 96% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.6 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

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

19 min walk

67%

Recommend GP

67%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 2.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Refectory (488 m)

Nearest supermarketSeoul Plaza · 553 m
13 tennis courts

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)

537m

Post office

Nearby shops

The Candy Box422 m
Parkway Patisserie426 m
The Tree Stone Butcher436 m
SR Sweet Shop439 m

Nearby cafes

Bar Linda460 m
Persia Iranian Cuisine475 m
Starbucks533 m
Caffè Nero578 m

Nearby restaurants

Ela Kitchen419 m
Tofu Vegan430 m
Pizza Hut Delivery447 m
Eat Tokyo454 m

Nearby pubs

The Refectory488 m
The Old Bull & Bush853 m

Nearby pharmacies

Boots658 m
Westlake Pharmacy844 m

Nearby health

Lotus Clinic485 m
The Garden Dental Practice556 m
Food hygiene (5-star)36% of 39

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

47

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months1

Rental market

Very High

Demand

Very 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

56.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,668m
Crossrail 2 route6,424m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,859 nationally

1,627

Est. population

6,423/km²

65%

Employed

71%

Degree educated

£49,200

Median income

2.5%

Claimant rate

Inner cityMedium densityYoung professionals

34

Community stability

Age profile

18%
23%
25%
19%
15%
Under 1818%
18–3423%
35–4925%
50–6419%
65+15%

Tenure

24%
24%
51%
Own outright24%
Own (mortgage)24%
Private rent51%
Social rent1%
Shared ownership0%

Ethnicity

41%
27%
16%
White British41%
White Other27%
Asian16%
Black2%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine8%
No car household36%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent51%
Social rent1%

vs. London

Income vs London+17.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
128
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
16
Local approval rate
47%
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
0
Under construction
0
Completed (3yr)
2
Largest scheme
48 homes · MENDELS GARAGE, KNOWN AS HEATHVIEW COURT, MENDELS GARAGE, KNOWN AS HEATHVIEW COURT, CORRINGWAY, NW11
Pipeline pressure
NONE

Named schemes (500m)

MENDELS GARAGE, KNOWN AS HEATHVIEW COURT, MENDELS GARAGE, KNOWN AS HEATHVIEW COURT, CORRINGWAY, NW1148 homes
completed
Chandos Lawn Tennis Club, Chandos Lawn Tennis Club, Chandos Way, Wellgarth Road, NW11 7HP45 homes
completed
ANNANDALE HOUSE, 2, ANNANDALE HOUSE, 2, WEST HEATH AVENUE, NW11 7QJ15 homes
completed
41, 41, North End Road, Garden Suburb, EN5 4HR4 homes
completed
25-27, 25-27, North End Road, Garden Suburb, NW11 7RJ3 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 7EB

Full postcodeNW11 7EB
Postcode districtNW11
BoroughLondon Borough of Barnet
WardGarden Suburb
Latitude51.574008
Longitude-0.189193
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