Local market reports › N area › N2 › N2 8
East Finchley market report N2 8, London
The N2 8 (East Finchley) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 3,228 sales registered with HM Land Registry in N2 8 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in N2 8 (London) sold for £375,000 in 2026, the median of 16 registered sales, down 24% on five years earlier. The mean was £485,900, and by floor area homes here have averaged about £7,260 per square metre over the last five years. The figures cover 3,228 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
N2 8 is one sector of N2 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where N2 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in N2 8 sells for
The N2 8 median stands at £375,000 for 2026, built from 16 registered sales; the mean, the figure usually quoted as the "average house price", is £485,900, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
House prices per square metre in N2 8
A square metre of N2 8 home has cost about £7,260 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts N2 8 32% above the country at large.
The price of a typical N2 8 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £375,000 | £375,000 | 16 |
| 2025 | £435,000 | £445,402 | 67 |
| 2024 | £574,000 | £610,280 | 55 |
| 2023 | £412,500 | £453,237 | 46 |
| 2022 | £395,000 | £463,183 | 67 |
| 2021 | £492,500 | £623,569 | 84 |
| 2020 | £468,200 | £607,499 | 50 |
| 2019 | £460,000 | £602,950 | 67 |
| 2018 | £382,500 | £509,880 | 51 |
| 2017 | £521,500 | £711,274 | 54 |
| 2016 | £373,200 | £522,110 | 72 |
| 2015 | £365,000 | £515,745 | 75 |
| 2014 | £375,000 | £532,003 | 74 |
| 2013 | £275,000 | £395,698 | 83 |
| 2012 | £305,000 | £448,922 | 92 |
| 2011 | £248,200 | £374,687 | 78 |
| 2010 | £282,500 | £443,033 | 91 |
| 2009 | £230,000 | £369,727 | 76 |
| 2008 | £239,000 | £391,771 | 62 |
| 2007 | £250,000 | £424,070 | 148 |
| 2006 | £210,000 | £364,533 | 152 |
| 2005 | £205,000 | £364,817 | 119 |
| 2004 | £200,000 | £363,239 | 125 |
| 2003 | £171,000 | £315,023 | 127 |
| 2002 | £175,000 | £329,261 | 196 |
| 2001 | £153,000 | £294,135 | 116 |
| 2000 | £139,500 | £273,769 | 190 |
| 1999 | £99,500 | £198,298 | 175 |
| 1998 | £88,000 | £177,634 | 109 |
| 1997 | £87,500 | £179,445 | 145 |
| 1996 | £65,000 | £137,082 | 261 |
| 1995 | £69,000 | £149,995 | 105 |
In cash terms the typical N2 8 home went from £69,000 in 1995 to £375,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 150%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2017; the current median sits about 47% below that. Someone who bought at the 2017 peak has not yet seen that price back in real terms.
Year-on-year change in the N2 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+40.2% on the year before); the weakest, 2018 (−26.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What N2 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −13.8% | −15.8% |
| 5 years (since 2021) | −5.3% | −9.7% |
| 10 years (since 2016) | 0.0% | −3.3% |
| 20 years (since 2006) | +2.9% | +0.1% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
How many homes change hands in N2 8
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 16 sales completed in N2 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 147 sales a year before the financial crisis and 50 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What homes rent for around N2 8
For renting purposes N2 8 sits in Barnet. The ONS average private rent there is £1,934 a month (May 2026). A one-bed averages £1,487 a month here and a four-or-more-bed £3,174, so size does most of the work in setting the rent.
Average monthly rent by size, Barnet
ONS Price Index of Private Rents, May 2026.
£1,934 a month is £23,208 a year, which against the £375,000 median sold price makes a gross yield of 6.2%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Reading the N2 8 market
Only 16 sales completed here in the last twelve months of data, which makes N2 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the N2 district median, N2 8 sits 47% lower, marking it as a cheaper pocket of the district.
Searches that land here, answered
Searches like property valuation in n2
reach this page too. It offers no valuations, and that is deliberate: what it has is the record valuers themselves anchor on. Take the £375,000 2026 median above, then zoom the average prices map down to the sold homes on the street in question.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
Common questions on N2 8 (East Finchley)
Are property prices falling in N2 8 (East Finchley)?
Is N2 8 (East Finchley) a good place to buy a house?
How much did a house sell for in N2 8 (East Finchley)?
Are N2 8 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is down 24% over five years in cash but down 40% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in N2 today
The live side of the market holds 44 homes at the moment, listed by 12 agents publishing to HomesIndex.
These cover the whole N2 district, not just N2 8: live asking prices are collected per district.
25% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every N2 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in N
Real sold prices by size across the N area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £950,000 | £1,445,000 (+52%) | £2,200,000 (+52%) |
| Semi-detached | £430,000 | £535,000 (+24%) | £755,000 (+41%) | £990,000 (+31%) | £1,375,000 (+39%) |
| Terraced | £472,750 | £513,250 (+9%) | £670,500 (+31%) | £1,005,750 (+50%) | £1,607,500 (+60%) |
| Flat | £405,000 | £542,500 (+34%) | £785,567 (+45%) | £1,211,250 (+54%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the N area is the point: the same five years treated these districts very differently.
Winners and losers across the N area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in N2
A few minutes' walk can separate two very different markets. Here are N2's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N2 0 | £949,000 | 34 |
| N2 9 | £650,200 | 20 |
Zoom out to the full N2 district report for the type split, monthly volumes and how N2 compares with its neighbours.
Selling a home in N2 8? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at N2 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim N2 8.
Take it further
Behind the answers sits the same Land Registry record as this page, with N2 8 already set as the subject. Free, one click sign in.
The live map plots every individual N2 8 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.