Barnet Property Investment: Best Buy-to-Let Areas 2025
Straddling the Northern Line and sitting at the gateway to North London, Barnet offers property investors a unique blend of urban connectivity and suburban tranquility.
The borough's significant 36.2% premium on detached houses compared to London averages isn't just a statistic, it reflects the enduring appeal of an area where nearly 25% of the land remains as protected green belt, including beloved spaces like Hampstead Heath and Golders Hill Park.
From the sought-after bakeries and cafés of Golders Green to the village-like charm of Hampstead Garden Suburb, Barnet's diversity is its strength. While East Finchley commands eye-watering prices at over £1.1 million for an average home (requiring 33.59 times local annual salaries), New Southgate offers London's northbound investors a compelling entry point with 4.70% yields – the borough's highest by a significant margin.
This in-depth analysis of Barnet's property market will explore which areas offer the best balance between capital growth and rental returns.
Article updated: May 2025. Next update: August 2025.
Barnet Buy-to-Let Market Overview 2025
Barnet's property market offers investors premium North London locations with prices averaging 8.5% above London's averages. The borough shows dramatic variation across its postcodes, with luxury areas like East Finchley (N2) commanding top prices while New Southgate (N11) delivers the strongest yields.
- Price range: £510,548 (New Southgate) to £1,112,999 (East Finchley)
- Rental yields: 2.30% to 4.70% across different postcodes
- Rental income: Weekly rents from £396 to £596 (monthly: £1,715 to £2,583)
- Price per sq ft: Premium areas exceed £730/sq ft while affordable areas start at £565/sq ft
- Affordability: Property prices range from 15.41 to 33.59 times local annual salaries
Contents
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by Robert Jones, Founder of Property Investments UK
With two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Government Planning and Housing Data
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: May 2025. Next update: August 2025. All data is presented as provided by our sources without adjustments or amendments.
Why Invest in Barnet?
Barnet is one of the more expensive London boroughs with prices 8.5% higher than the London average.
Often in property house price growth is seen to be closely connected with population growth. Barnet has seen a greater increase in population than both UK and London population averages, which may partially tell the story of the current significant property prices in the area.
The total population of Barnet was 390,000 (as of the last UK government census in 2021) and Barnet's population has increased by 9.2%, growing from 356,400 in 2011.
Barnet borough includes the towns of Barnet, Muswell Hill, New Southgate, North Finchley, East Finchley, Whetstone, Finchley, Golders Green, Hendon and Mill Hill.
Barnet is covered by the main postcodes: EN4, EN5, N10, N11, N12, N2, N20, N3, NW11, NW4, NW7
With additional postcodes that cross Barnet and other local London Boroughs including:
Barnet Property Market Analysis
When Was the Last House Price Crash in Barnet?
The last significant property price crash in Barnet occurred during the global financial crisis of 2008-2010 with a more modest correction in 2022 - 2024.
Source: HM Land Registry House Price Index
Looking at the property data across all types:
- 1995-2000: Steady growth period with annual increases of 5-15%
- 2000-2003: Accelerated growth with peaks reaching 25-30% annual increases
- 2003-2007: Continued strong but somewhat moderated growth
- 2008-2010: Significant house price crash during the financial crisis, with values dropping by approximately 15%
- 2010-2013: Recovery period with modest growth resuming
- 2013-2016: Strong growth period with annual increases of 10-15%
- 2016-2020: Mixed performance with periods of growth and minor corrections
- 2020-2022: Despite pandemic uncertainty, strong growth resumed with values increasing significantly for detached properties
- 2022-2024: Modest correction with small declines across most property types
- 2025: Recent data (Feb 2025) shows a mixed picture with terraced houses (1.7%) and flats (1.4%) in positive growth, while detached (-0.4%) and semi-detached (-0.6%) properties show recent slight negative annual growth.
Barnet has demonstrated remarkable resilience during market downturns, particularly in its premium housing stock. The long-term price trajectories show substantial appreciation, with detached properties increasing from approximately £250,000 in 1995 to over £1,500,000 by 2025 - a six-fold increase that significantly outperforms inflation.
This pattern reflects Barnet's enduring appeal as a sought-after North London borough offering excellent connectivity, highly-rated schools, and extensive green spaces. The significant premium commanded by detached and semi-detached properties compared to London averages demonstrates Barnet's particular strength in the family home market sector.
House Prices in Barnet: Sold (£)
The latest sold house price index by the land registry, shows the following average sold house prices across the London Borough of Barnet.
While detached houses in Barnet command a significant premium at 36.2% above the London average, semi-detached houses are also priced higher at 16.3% above regional averages.
Terraced houses in Barnet sit at a slight discount of 0.9% below London averages, while flats and maisonettes show a more substantial 11.7% discount compared to London prices.
For investors aiming to maximise the returns across their investment property checklist, this suggests potentially stronger value in the flat market, while the substantial premium for detached properties reflects Barnet's status as a desirable location for larger family homes in North London.
Updated May 2025
| Property Type | Barnet Average Price | London Average | Difference |
|---|---|---|---|
| Detached houses | £1,556,639 | £1,142,545 | +36.2% |
| Semi-detached houses | £820,137 | £705,187 | +16.3% |
| Terraced houses | £623,824 | £629,315 | -0.9% |
| Flats and maisonettes | £389,905 | £441,704 | -11.7% |
| All property types | £602,832 | £555,625 | +8.5% |
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Government Planning and Housing Data
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: May 2025. Next update: August 2025. All data is presented as provided by our sources without adjustments or amendments.
House Prices in Barnet: For Sale Asking Prices (£)
Updated May 2025
The data represents the average asking prices of properties currently listed for sale in Barnet.
| Rank | Area | Average House Price |
|---|---|---|
| 1 | N2 (East Finchley) | £1,112,999 |
| 2 | NW11 (Golders Green) | £1,026,852 |
| 3 | EN4 (Barnet) | £834,928 |
| 4 | N20 (Whetstone) | £803,340 |
| 5 | N10 (Muswell Hill) | £722,186 |
| 6 | N3 (Finchley) | £717,838 |
| 7 | NW7 (Mill Hill) | £702,118 |
| 8 | EN5 (Barnet) | £653,816 |
| 9 | NW4 (Hendon) | £612,967 |
| 10 | N12 (North Finchley) | £547,713 |
| 11 | N11 (New Southgate) | £510,548 |
Barnet's property market shows significant price swings, with East Finchley (N2) commanding the highest prices at £1,112,999, more than double the cost of properties in New Southgate (N11) at £510,548. Golders Green (NW11) follows as the second most expensive area at £1,026,852, establishing a clear premium tier of areas exceeding the £1 million mark. The mid-range market includes EN4 (Barnet) and Whetstone (N20) at £834,928 and £803,340 respectively, while the £700,000s band incorporates Muswell Hill (N10), Finchley (N3), and Mill Hill (NW7). More accessible price points can be found in North Finchley (N12) and New Southgate (N11), which offer the most affordable entry points to the Barnet property market. These figures represent average asking prices across all property types, and actual achievable prices may vary depending on property size, condition, and specific location within each postcode. The price differentials align closely with the square foot values, with East Finchley and Golders Green commanding both the highest overall prices and the highest price per square foot values.
Sold Price Per Square Foot in Barnet (£)
Updated May 2025
The data represents the average sold price per square foot of properties actually sold in Barnet over the past 18 months.
| Rank | Area | Price Per Square Foot |
|---|---|---|
| 1 | N10 (Muswell Hill) | £758 |
| 2 | N2 (East Finchley) | £748 |
| 3 | NW11 (Golders Green) | £732 |
| 4 | N20 (Whetstone) | £636 |
| 5 | N3 (Finchley) | £628 |
| 6 | EN4 (Barnet) | £616 |
| 7 | NW7 (Mill Hill) | £613 |
| 8 | N12 (North Finchley) | £594 |
| 9 | EN5 (Barnet) | £579 |
| 10 | N11 (New Southgate) | £568 |
| 11 | NW4 (Hendon) | £565 |
Barnet's price per square foot values reveal significant premium disparities across the borough, with Muswell Hill (N10) commanding the highest value at £758 and East Finchley (N2) following closely at £748 per square foot. Golders Green (NW11) maintains its premium status at £732, creating a clear top tier of areas where values exceed £700 per square foot. A middle band of values exists between £613-636 in areas like Whetstone (N20), Finchley (N3), Barnet (EN4), and Mill Hill (NW7). The more affordable areas include North Finchley (N12), Barnet (EN5), New Southgate (N11), and Hendon (NW4), where values range from £565-594 per square foot. These figures reflect the average across all property types and should be considered alongside factors such as building age, condition, and specific location within each postcode. Particularly noteworthy is that New Southgate (N11), which offers the highest rental yields, shows one of the lowest price per square foot values, reinforcing its appeal as an investment location where capital goes further in generating rental returns.
House Price Growth in Barnet (%)
Updated May 2025
The data represents the average house price growth over the past five years, calculated using a blended rolling annual comparison of both sold prices and asking prices.
| Rank | Area | 5 Year Growth |
|---|---|---|
| 1 | EN4 (Barnet) | 24.80% |
| 2 | NW7 (Mill Hill) | 21.80% |
| 3 | N2 (East Finchley) | 20.20% |
| 4 | N11 (New Southgate) | 20.10% |
| 5 | N3 (Finchley) | 15.30% |
| 6 | N12 (North Finchley) | 10.60% |
| 7 | NW11 (Golders Green) | 10.60% |
| 8 | NW4 (Hendon) | 7.90% |
| 9 | N10 (Muswell Hill) | 6.70% |
| 10 | EN5 (Barnet) | 4.70% |
| 11 | N20 (Whetstone) | 4.60% |
Barnet's growth figures reveal striking variations across different areas, with EN4 (Barnet) leading dramatically at 24.80%, followed by Mill Hill (NW7) at 21.80%, East Finchley (N2) at 20.20%, and New Southgate (N11) at 20.10%. These top performers show exceptional five-year growth, significantly outpacing London averages. Mid-range growth is seen in Finchley (N3) at 15.30%, while North Finchley (N12) and Golders Green (NW11) both show moderate growth at 10.60%. These figures should be viewed with some caution as they represent average prices across all property types and include both properties 'for sale' and 'sold prices'. The significantly lower growth rates in Whetstone (N20) at just 4.60% and EN5 (Barnet) at 4.70% create an interesting contrast - particularly between EN4 and EN5, which despite sharing the Barnet name, represent opposite ends of the growth spectrum.
Average Monthly Property Sales in Barnet
Updated May 2025
The data represents the average number of residential property sales per month across Barnet's postcode districts, based on transactions recorded over the past 3 months.
| Rank | Area | Average Monthly Sales |
|---|---|---|
| 1 | NW7 (Mill Hill) | 22 |
| 2 | EN5 (Barnet) | 21 |
| 3 | N12 (North Finchley) | 19 |
| 4 | N11 (New Southgate) | 19 |
| 5 | EN4 (Barnet) | 16 |
| 6 | N10 (Muswell Hill) | 13 |
| 7 | N2 (East Finchley) | 13 |
| 8 | N20 (Whetstone) | 13 |
| 9 | NW4 (Hendon) | 12 |
| 10 | N3 (Finchley) | 10 |
| 11 | NW11 (Golders Green) | 10 |
Barnet's property market shows moderate transaction volumes across the borough. Mill Hill (NW7) leads with the highest activity at 22 sales per month, closely followed by EN5 (Barnet) with 21 monthly sales. North Finchley (N12) and New Southgate (N11) both maintain steady activity with 19 sales each per month. There's a noticeable drop in transaction volumes for the remaining areas, with EN4 (Barnet) at 16 sales, followed by several areas recording 13 monthly sales (Muswell Hill, East Finchley, and Whetstone). Hendon (NW4) shows slightly lower activity with 12 monthly sales, while both Finchley (N3) and Golders Green (NW11) have the lowest volumes at 10 sales per month. This pattern of transactions generally aligns with planning application volumes, with areas showing higher planning activity (EN5, NW7) also demonstrating stronger sales volumes. For investors, areas with higher transaction volumes typically offer greater market liquidity, making entry and exit strategies more flexible. The relatively modest sales figures in premium areas like Golders Green and Finchley suggest longer holding periods and potentially less competition when properties become available in these desirable locations.
Planning Applications in Barnet
Updated May 2025
The data represents the average number of planning applications submitted per month in each postcode district, along with the percentage of applications that receive approval.
| Rank | Area | Monthly Applications | Success Rate |
|---|---|---|---|
| 1 | EN5 (Barnet) | 52 | 73% |
| 2 | NW4 (Hendon) | 44 | 72% |
| 3 | NW7 (Mill Hill) | 44 | 77% |
| 4 | NW11 (Golders Green) | 41 | 75% |
| 5 | EN4 (Barnet) | 40 | 77% |
| 6 | N12 (North Finchley) | 34 | 76% |
| 7 | N20 (Whetstone) | 31 | 76% |
| 8 | N11 (New Southgate) | 25 | 78% |
| 9 | N2 (East Finchley) | 21 | 84% |
| 10 | N3 (Finchley) | 20 | 95% |
| 11 | N10 (Muswell Hill) | 15 | 88% |
Planning application data reveals significant development activity across Barnet, with EN5 (Barnet) leading at 52 applications per month, followed by Hendon (NW4) and Mill Hill (NW7) with 44 each. Success rates vary considerably, with Finchley (N3) achieving a remarkably high approval rate at 95%, while Hendon (NW4) sees the lowest at 72%. For investors, areas with both high application volumes and success rates may indicate stronger development momentum and potential for area improvement. Particularly noteworthy is that the areas with fewer monthly applications (N3, N10, and N2) tend to have the highest approval rates (84-95%), suggesting that more selective development proposals in these premium areas receive good consideration from planning authorities.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Government Planning and Housing Data
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: May 2025. Next update: August 2025. All data is presented as provided by our sources without adjustments or amendments.
Barnet Rental Market Analysis
For those buying their first rental property, and thinking how much can you charge for rent in Barnet?
The rental data below gives you an indication on the rental income per month and the rental yields landlords can aim to achieve for traditional assured shorthold tenants. This is helpful if you are considering building a property business in this area.
Rental Prices in Barnet (£)
Updated May 2025
The data represents the average monthly rent for long-let AST properties in Barnet. These figures reflect rents across all property types and do not account for differences in property size, number of bedrooms, or short-term lets.
| Rank | Area | Average Weekly Rent | Average Monthly Rent |
|---|---|---|---|
| 1 | EN4 (Barnet) | £596 | £2,583 |
| 2 | NW11 (Golders Green) | £529 | £2,292 |
| 3 | NW7 (Mill Hill) | £510 | £2,210 |
| 4 | N3 (Finchley) | £500 | £2,167 |
| 5 | N20 (Whetstone) | £496 | £2,149 |
| 6 | N2 (East Finchley) | £489 | £2,119 |
| 7 | N10 (Muswell Hill) | £479 | £2,076 |
| 8 | NW4 (Hendon) | £465 | £2,015 |
| 9 | N11 (New Southgate) | £458 | £1,985 |
| 10 | N12 (North Finchley) | £457 | £1,980 |
| 11 | EN5 (Barnet) | £406 | £1,759 |
Barnet's rental market shows significant variation across different areas, with EN4 (Barnet) achieving the highest average weekly rents at £596 (£2,583 monthly), considerably ahead of the second-highest area, Golders Green (NW11) at £529 weekly. Premium areas like Mill Hill (NW7), Finchley (N3), and Whetstone (N20) all command weekly rents above £495. Despite being in the same borough, EN5 (Barnet) offers much more affordable options at £406 weekly (£1,759 monthly), creating a stark contrast even within named areas. Interestingly, New Southgate (N11), which offers the highest rental yields, sits in the lower mid-range for rental prices at £458 weekly, indicating its particularly favourable balance of property values and rental income. These figures represent average rents across all property types, from studio apartments to larger houses, and actual achievable rents can vary significantly based on property size, condition, and specific location within each postcode.
Gross Rental Yields in Barnet (%)
Updated May 2025
The data represents the average gross rental yields across different postcode districts in Barnet, calculated using a snapshot of current properties for sale and properties for rent. These figures are based on asking prices.
| Rank | Area | Gross Rental Yield |
|---|---|---|
| 1 | N11 (New Southgate) | 4.70% |
| 2 | N12 (North Finchley) | 4.30% |
| 3 | NW4 (Hendon) | 3.90% |
| 4 | NW7 (Mill Hill) | 3.80% |
| 5 | EN4 (Barnet) | 3.70% |
| 6 | N3 (Finchley) | 3.60% |
| 7 | N10 (Muswell Hill) | 3.40% |
| 8 | EN5 (Barnet) | 3.20% |
| 9 | N20 (Whetstone) | 3.20% |
| 10 | NW11 (Golders Green) | 2.70% |
| 11 | N2 (East Finchley) | 2.30% |
Barnet's rental yields show notable variation across different postcodes, with New Southgate (N11) offering the highest yield at 4.70%, followed by North Finchley (N12) at 4.30%. These areas typically have more accessible property prices while maintaining strong rental demand. Hendon (NW4) and Mill Hill (NW7) offer solid mid-range yields at 3.90% and 3.80% respectively. Premium areas like East Finchley (N2) and Golders Green (NW11) show lower yields due to their significantly higher purchase prices. These figures represent gross rental yields calculated from average rents and prices, and investors should note that net yields will be lower after accounting for costs, void periods, and management expenses.
Access our selection of exclusive, high-yielding, off-market property deals and a personal consultant to guide you through your options.
Is Barnet Rent High?
Yes, Barnet's rental prices represent a substantial financial burden for local residents, consuming a significant percentage of local incomes.
Average rent in Barnet costs a staggering 63.72% to 93.54% as a percentage of earnings based on the ONS earnings data showing Barnet's mean annual income at £33,133.
Interestingly this is most extreme in Barnet in the EN4 postcode districts where local rents are the highest at £596 per week currently based on the market local comparisons at the time of data collection. Based on local average mean earnings this would require tenants to pay 93.54% of their income just to pay for rental housing costs.
The situation is similar in Golders Green (NW11), where weekly rents of £529 would require 83.02% of the mean income for tenants to pay on only their rents.
Even in more affordable areas like EN5, where weekly rents average £406, residents still need to commit 63.72% of mean income to rent.
The rental-to-income ratio in Barnet highlights the significant "affordability gap" that exists across London boroughs, where rental costs have risen faster than wages for a consistent number of years.
With residents in Barnet requiring between 63.72-93.54% of gross mean income for rent (before tax, utilities, and other living expenses) the rental market presents significant challenges for tenants.
Buy-to-Let Considerations
Are Barnet House Prices High?
Yes, Barnet's is one of the more expensive London Borough's.
The Barnet housing market has some very high property prices especially when compared with national averages.
Barnet's average property price of £602,832 sits 124.60% above the UK average of £268,319, making affordability a challenge for new property buyers looking to get on the housing ladder.
In context to London averages however, some postcodes could still be seen as 'affordable' , even though as a ratio compared to earnings, prices look significant.
Demonstrating it's position as a premium outer London borough, Barnet has a house price premium of 8.5% compared to the London average of £555,625.
The average asking prices for properties in Barnet currently on the market vary considerably across postcodes, from the most expensive Barnet postcode of N2 (East Finchley) £1,112,999 and NW11 (Golders Green) at £1,026,852 to the lowest prices seen in N11 (New Southgate) £510,548 and N12 (North Finchley) £547,713.
Interestingly, median annual earnings in Barnet is low, and comes in at £29,418 (6.91% lower than the UK average).
This puts significant pressure on affordability, with residents earning anywhere near the local 'average' income struggling to afford the high property prices.
Mean earnings in Barnet are £33,133, which is slightly below the UK mean of £38,224 and substantially below the London mean of £56,752.
Salary to house price ratios
- East Finchley (N2) - 33.59 times annual salary
- Golders Green (NW11) - 30.99 times annual salary
- Whetstone (N20) - 24.25 times annual salary
- Barnet (EN4) - 25.20 times annual salary
- Finchley (N3) - 21.67 times annual salary
- Muswell Hill (N10) - 21.80 times annual salary
- Mill Hill (NW7) - 21.19 times annual salary
- Barnet (EN5) - 19.73 times annual salary
- Hendon (NW4) - 18.50 times annual salary
- North Finchley (N12) - 16.53 times annual salary
- New Southgate (N11) - 15.41 times annual salary
Meaning that for a local property buyer on 'average mean full time earnings', to buy a property across Barnet would require between 15.41 and 33.59 times annual salary.
In the most affordable area, New Southgate (N11 postcode district), requires around 15.41 times annual salary, while the more affluent suburbs like East Finchley (N2 postcode district) currently exceed 33.59 times the local mean average wage.
Source: ONS Earnings and Hours Worked dataset
For buy-to-let investors, these high price-to-income ratios typically translate to significantly lower rental yields compared to other parts of the UK. This is creating a compounding effect of low supply of new rental properties, putting more pressure on local rents and affordability.
How Much Deposit to Buy a House in Barnet?
Assuming a 30% deposit for the average buy-to-let investor, here's an overview of deposit requirements across different Barnet regions:
Central Barnet
- N3 (Finchley): A buy-to-let investor looking at an average property would need to put down a 30% deposit of £215,351.
- N12 (North Finchley): In this area, an investor would need a 30% deposit of £164,314 for an average property.
- N20 (Whetstone): In this area, an investor would need a 30% deposit of £241,002 for an average property.
North Barnet
- EN4 (Barnet / Hadley Wood): A buy-to-let investor would need a 30% deposit of £250,478 for an average property.
- EN5 (Barnet): In High Barnet, an investor would need a 30% deposit of £196,145 for an average property.
South Barnet
- N2 (East Finchley): A buy-to-let investor would need a 30% deposit of £333,900 for an average property.
- NW11 (Golders Green): An investor would require a 30% deposit of £308,056 for an average property.
East Barnet
- N10 (Muswell Hill): A buy-to-let investor would need a 30% deposit of £216,656 for an average property.
- N11 (New Southgate): In New Southgate, an investor would need a 30% deposit of £153,164 for an average property.
West Barnet
- NW4 (Hendon): A buy-to-let investor would need a 30% deposit of £183,890 for an average property.
- NW7 (Mill Hill): In Mill Hill, a property investor would need a 30% deposit of £210,635 for an average property.
If you’re new to property, or just starting out through a property training course, areas like New Southgate (N11) in East Barnet, North Finchley (N12) in Central Barnet and Hendon (NW4) in West Barnet offer potentially more affordable prices for the average buyer looking for value.
How to Invest in Buy-to-Let in Barnet
For properties to buy in Barnet including:
- Finding off-market properties
- Buy-to-lets
- Buying a Holiday let or investing in serviced accommodation
- HMOs (houses of multiple occupation)
- PBSA (purpose built student accommodation)
- and other high yielding opportunities
We have partnered with the best property investment agents we can find for 8+ years.
Here you can get access to the latest investment property opportunities from our network.
For more information about specific areas:
- If you're interested in the highest rental returns in Barnet, consider N11 (New Southgate) with yields of 4.70% and N12 (North Finchley) at 4.30%
- For an alternative look at the local London housing market, with affordable entry prices, check out our guide to the cheapest areas to live in London.
- For different opportunities further afield consider exploring buy-to-let in Guildford or buy-to-let in Maidstone.