Flats to Rent in Barnet
Looking for a leafy, family-friendly borough in North London with excellent schools, outstanding green spaces, and reliable transport links to central London? The London Borough of Barnet offers the rare combination of suburban tranquillity and metropolitan accessibility that many London renters seek. As the second largest borough by population with nearly 390,000 residents, Barnet encompasses everything from the ultra-exclusive Hampstead Garden Suburb and celebrity-filled Totteridge to regenerating areas like Colindale offering modern apartments at more accessible price points.
Whether you're a professional seeking a peaceful retreat from the city while maintaining an easy commute, a family prioritising outstanding schools and safe neighbourhoods, or someone drawn to Barnet's diverse communities including London's largest Jewish population, this comprehensive guide covers everything you need to know about renting in this sought-after North London borough.
About Barnet
The London Borough of Barnet stretches across the northern reaches of the capital, covering approximately 87 square kilometres and making it one of London's largest boroughs by area. Almost one-third of this area (2,466 hectares) lies within the Metropolitan Green Belt, giving Barnet an unusually green and spacious character compared to inner London boroughs.
The borough has a rich and varied history. High Barnet was the site of a decisive battle during the Wars of the Roses in 1471, while Hendon became famous for the Royal Air Force station that pioneered British aviation. The RAF Hendon site has since been transformed into the remarkable RAF Museum, while the former airfield is now the thriving Beaufort Park development housing over 8,000 residents.
Barnet's population of approximately 389,000 makes it London's second most populous borough after Croydon. The median age is 38.3 years, slightly older than the London average, reflecting the borough's appeal to established families and professionals. The population grew by 9.2% between 2011 and 2021, exceeding both the London (7.7%) and England (6.6%) averages.
The borough is notably diverse, with 58% of residents identifying as White and 42% from ethnic minority backgrounds. Particularly distinctive is Barnet's Jewish community, the largest in the UK with 56,616 residents (14.5% of the population) according to the 2021 Census. Areas including Golders Green (where 49.9% of residents identify as Jewish), Garden Suburb, and Edgware form the heart of this vibrant community. Other significant communities include Asian residents (19.3%) and a growing Romanian, Persian, and Polish population.
The average household income in Barnet is £59,100 according to HMRC data, significantly above the national average and reflecting the borough's generally affluent character, though this varies considerably between areas.
Rental Market Overview
Barnet's rental market sits close to the London average, offering a middle ground between the eye-watering rents of inner London and the more affordable outer boroughs. As of January 2025, the average private rent in Barnet reached £1,805 per month, representing a 5.4% increase from £1,712 the previous year. This compares to the London average of £2,227 and the Great Britain average of £1,332.
Breaking down by property size, ONS data shows:
Studio flats: £1,029 per month (15th most affordable in London)
One-bedroom flats: £1,359 per month (15th most affordable)
Two-bedroom flats: £1,602 per month (14th most affordable)
Three-bedroom properties: £3,184 per month (21st most affordable)
Over the past 12 months, the average achieved rent across Barnet was £1,972, showing 7% growth compared to the previous period. Approximately 66% of lettings are flats, achieving an average rent of £1,659 per month, while houses command significantly higher rents averaging £2,730 per month.
For property investors, Barnet offers rental yields ranging from 2.8% to 4.7% depending on location. Cockfosters (EN4) delivers the borough's highest yields at 4.7%, while also commanding the highest weekly rents at £747 (£3,237 monthly). New Southgate (N11) offers the most accessible entry point with average property prices around £500,000 and yields of 4.4%. The most expensive postcode is Golders Green (NW11) with average asking prices exceeding £1 million.
Looking ahead to 2025, rental growth is expected to moderate to around 1.5% in London, following substantial increases in recent years. The North London housing market is predicted to see 4-5% property price growth.
Popular Neighbourhoods
Barnet's diverse neighbourhoods cater to vastly different lifestyles and budgets, from exclusive enclaves where properties sell for millions to regeneration areas offering modern living at more accessible prices.
Hampstead Garden Suburb
Internationally recognised as one of the finest examples of early twentieth-century domestic architecture and town planning, Hampstead Garden Suburb was founded in 1907 by social reformer Dame Henrietta Barnett. The area was designated a Conservation Area in 1967 and is uniquely protected both by Barnet Council's statutory powers and by the Hampstead Garden Suburb Trust, which requires approval for any external changes to properties.
The Suburb's distinctive Arts and Crafts architecture, designed by luminaries including Sir Edwin Lutyens and Raymond Unwin, creates an environment unlike anywhere else in London. Wide tree-lined roads, generous gardens, and carefully preserved green spaces give the area an almost rural character despite being just a few miles from central London. Properties here regularly sell for several million pounds, with Grade II* listed Lutyens-designed homes commanding even higher premiums.
Home to approximately 13,000 residents across 5,000 properties, the Suburb attracts high-net-worth individuals, celebrities, and families seeking exceptional surroundings and access to Hampstead Heath. Rental properties are scarce but command premium prices reflecting the area's exclusivity.
Totteridge and Whetstone
Often described as "Millionaires Row," Totteridge boasts London's highest concentration of millionaires (an impressive 631) and has attracted celebrities including Arsene Wenger, Bruce Forsyth, Des O'Connor, and Cliff Richard. The village atmosphere, with pretty cottages and tree-lined streets, makes it hard to believe you're only 10 miles from central London.
Properties on Totteridge Lane, Totteridge Common, and Totteridge Village represent strictly "price-available-on-application" territory, ranging from period cottages to sprawling detached mansions. The Totteridge & Whetstone Northern line station provides direct access to the West End and City, while Whetstone High Road offers shops, cafes, and restaurants for daily needs.
Rental opportunities in this exclusive area are limited but highly sought-after by executives and families seeking prestigious addresses with excellent schools nearby.
Finchley (North, Central, and East)
Located approximately 7 miles north of Charing Cross, Finchley is a predominantly residential suburb divided into three distinct town centres: North Finchley, East Finchley, and Finchley Central (also known as Finchley Church End). Each has its own character, with quiet leafy streets lined with picturesque period homes throughout.
Finchley benefits from four Northern line stations, providing excellent connectivity to central London. East Finchley reaches Charing Cross in 21 minutes, while Finchley Central takes approximately 25 minutes. The area offers access to beautiful woodlands and parks, including the historic Finchley Lido outdoor swimming pool, which has been a local fixture since 1931.
Rental prices in Finchley (N3) average around £503-542 weekly, positioning it as a mid-range option within Barnet that attracts young professionals and families seeking the Northern line convenience without Hampstead prices.
Golders Green
Centred approximately 6 miles northwest of Charing Cross at the intersection of Golders Green Road and Finchley Road, Golders Green is renowned as the epicentre of the largest Jewish population in Europe. The 2021 Census confirmed that 49.9% of residents identify as Jewish, creating a unique cultural character with kosher shops, restaurants, synagogues, and community institutions.
The area offers excellent transport links via Golders Green Underground station (Northern line) and proximity to Golders Hill Park, a beautiful landscaped park with a small free zoo and ornamental gardens. The vibrant high street provides extensive shopping and dining options reflecting the area's diverse community.
Rental properties in NW11 (Golders Green) command the borough's highest asking prices, with average property values exceeding £1 million. Weekly rents average £578, attracting families and professionals drawn to the strong community atmosphere.
Hendon
Home to Middlesex University, Hendon has a notably younger population and vibrant student presence. The area falls primarily within the NW4 postcode, with West Hendon (NW9) undergoing significant regeneration. Hendon's proximity to the M1 motorway and good rail connections make it popular with commuters.
The RAF Museum Hendon is a major attraction, housing one of the world's finest collections of military aircraft. Hendon Park provides green space, while the Brent Street area offers diverse shopping and dining reflecting the multicultural community.
Hendon Central (Northern line) provides Underground access, while West Hendon has seen substantial new development including modern apartment buildings. Rents in NW4 average around £503-542 weekly, offering relative value compared to neighbouring Golders Green.
Mill Hill
Mill Hill offers a countryside feel within Greater London, with extensive green spaces including Mill Hill Park, Arrandene Open Space, and proximity to Darlands Nature Reserve. The area comprises Mill Hill Broadway (the main shopping area), Mill Hill Village (with historic character), and Mill Hill East (served by the Northern line branch).
Mill Hill has excellent schools and attracts families seeking space and greenery without sacrificing London access. The Mill Hill East Northern line station connects to central London, though it's a single-station branch from the main High Barnet line. Rents in NW7 average around £503-542 weekly.
Edgware
At the northern tip of Greater London and the terminus of the Northern line's Edgware branch, Edgware serves as a major commercial centre for the borough. The Broadwalk Centre, a 190,000 sq ft shopping centre opened in 1990, houses over 40 retail shops including Sainsbury's, TK Maxx, and Boots.
Edgware has a significant Jewish population (32.6%) and reflects the cultural diversity that defines modern North London. Weekly markets offer fresh produce and artisan goods, while the bustling high street provides essential services.
Major regeneration is planned, with Ballymore submitting applications to redevelop the Broadwalk Centre and bus station into 3,365 new homes (including 1,150 affordable), student accommodation, doubled commercial space, and a new cinema. This transformation will significantly change Edgware's character over the coming decade.
Colindale
Colindale has undergone the most dramatic transformation of any Barnet neighbourhood in recent years. The former RAF Hendon site has been redeveloped into Beaufort Park, a 25-acre scheme delivering over 3,000 homes alongside 90,000 sq ft of commercial space, representing a 20-year regeneration project by St George (Berkeley Group).
The final phase, The Draper, is currently completing with 481 new homes including build-to-rent apartments managed by Way of Life. The development houses over 8,000 residents and includes a nursery, pub, restaurants, cafes, shops, landscaped green spaces, and walking/cycling routes.
Colindale Underground station (Northern line) provides direct access to central London. The area attracts young professionals and first-time renters seeking modern, amenity-rich developments at prices below central London levels. The nearby British Library Newspaper Reading Room and RAF Museum add cultural interest.
Transport Links
Barnet benefits from excellent transport connectivity despite its outer London location, with the Northern line providing the backbone of public transport access supplemented by Thameslink services.
Northern Line
The Northern line's two northern branches both terminate in Barnet: High Barnet and Edgware. Mill Hill East is the terminus of a single-station branch off the High Barnet line. Stations serving the borough include:
High Barnet branch: High Barnet, Totteridge & Whetstone, Woodside Park, West Finchley, Finchley Central, East Finchley (plus Highgate on the Barnet border)
Edgware branch: Edgware, Burnt Oak, Colindale, Hendon Central, Brent Cross, Golders Green
Mill Hill East branch: Mill Hill East
Trains run via two routes through central London: the Charing Cross branch serving the West End, and the Bank branch serving the City. This provides flexibility depending on destination, with most of central London accessible within 30-40 minutes.
Thameslink and Great Northern
National Rail services complement the Underground, particularly useful for City workers. Stations including New Barnet, Oakleigh Park, and New Southgate have Thameslink services calling at Farringdon (for Elizabeth line connections), City Thameslink, Blackfriars, and London Bridge. Recent timetable improvements in December 2024 added extra peak services and reduced journey times by up to seven minutes.
Typical Commute Times
From Finchley Central: Charing Cross 25 minutes, Leicester Square 22 minutes, Bank 30 minutes
From High Barnet: Leicester Square 35 minutes, Bank 40 minutes
From Edgware: Leicester Square 35 minutes, Charing Cross 38 minutes
From Golders Green: Leicester Square 18 minutes, Charing Cross 20 minutes
From New Barnet: Farringdon 25 minutes, London Bridge 35 minutes (Thameslink)
Brent Cross West Station
Opened in December 2023, Brent Cross West is the first major new mainline station in London in over a decade. Serving the Brent Cross Town regeneration, it exceeded expectations with 290,000 passengers in its first full year. The station provides Thameslink connections to St Pancras, Farringdon, City Thameslink, and stations south.
Bus and Road
Extensive bus networks connect all areas of Barnet, with major routes serving the A1, A41, and A5 corridors. The M1 motorway is accessible via junction 2 (Brent Cross) and junction 4 (Edgware), providing road links to the Midlands and North.
Schools and Education
Barnet consistently ranks among London's best boroughs for education, with exceptional grammar schools and numerous outstanding-rated primary and secondary schools attracting families from across the capital.
Grammar Schools
Barnet is one of the few London boroughs retaining selective grammar schools, making it highly attractive to academically ambitious families:
Queen Elizabeth's School (QE Boys): Rated Outstanding by Ofsted in May 2022 (the sixth consecutive Outstanding rating), QE is one of England's top-performing state schools. Located in Barnet town, it regularly achieves exceptional GCSE and A-Level results.
The Henrietta Barnett School: An all-girls grammar school rated "Good" by Ofsted but named the top state school in The Sunday Times Parent Power 2023. In 2022, over 97% of A-Level grades were A* to B, and 94% of GCSEs were grades 8 or 9.
St Michael's Catholic Grammar School: Rated Outstanding in every Ofsted category, this Catholic girls' grammar school in North Finchley achieves consistently excellent results.
Outstanding Schools
Beyond the grammar schools, Barnet has numerous Outstanding-rated primary and secondary schools across the borough. Competition for places at the best schools is intense, with families often moving to secure catchment area addresses.
Independent Schools
Barnet also has excellent independent schools, including Mill Hill School (a co-educational school with impressive facilities) and various preparatory schools serving families seeking private education.
Parks and Green Spaces
Barnet is one of London's greenest boroughs, with over 200 parks and green spaces, extensive Green Belt land, and access to Hampstead Heath. Seven parks hold Green Flag Awards recognising international quality standards.
Hampstead Heath Extension and Golders Hill Park
While most of Hampstead Heath lies in Camden, the Hampstead Heath Extension and beautiful Golders Hill Park are within Barnet. Golders Hill Park features a small free zoo, ornamental gardens, a bandstand, and excellent play and sports facilities. Managed by the City of London, it offers a gentler alternative to the wilder Heath while maintaining easy access to the broader 790-acre Hampstead Heath.
Dollis Valley Greenwalk
This 10-mile walking and cycling route extends from Moat Mount Nature Reserve in Mill Hill to Hampstead Heath Extension, following the Dollis Brook valley through some of Barnet's most attractive green spaces. It provides an excellent traffic-free route for exercise and nature appreciation.
Mill Hill Park and Arrandene Open Space
Mill Hill Park offers playground areas for all ages, an excellent cafe, and connects to the wonderful Arrandene Open Space across Daws Lane. Nearby Darlands Nature Reserve and Featherstone Hill add to the countryside atmosphere that makes Mill Hill distinctive.
Notable Parks
Other significant green spaces include Victoria Park (Finchley), Hendon Park, Oak Hill Park, and the semi-rural Totteridge Fields. The borough has 67 Sites of Importance for Nature Conservation and seven Local Nature Reserves, while Brent Reservoir (Welsh Harp) is the only Site of Special Scientific Interest in Barnet, important for wildlife and birdwatching.
Major Regeneration Projects
Billions of pounds of investment are transforming several areas of Barnet, creating new homes, jobs, and amenities.
Brent Cross Town
The £8 billion Brent Cross Cricklewood regeneration is one of London's largest development programmes, creating an entirely new town centre. When complete, it will deliver 6,700 new homes, workspace for 25,000 people, extensive parks, and a 592,000 sq ft extension of Brent Cross Shopping Centre to create 2 million sq ft of retail and leisure space.
Built around the concept of a "15-minute town" where residents can work, socialise, and access all amenities within walking distance, the scheme opened its first homes in July 2024. Sheffield Hallam University is creating its first London campus here, with the building expected to complete in summer 2026. The new Brent Cross West station opened in December 2023, providing essential transport infrastructure.
Plans include up to 150 new retail stores, 50 new restaurants, hotel accommodation, and improved public spaces including a new town square. Construction continues across multiple phases with completion expected over the coming decade.
Colindale/Beaufort Park
The former RAF Hendon site has been transformed over 20 years into Beaufort Park, a thriving community of over 8,000 residents across more than 3,000 homes. The final phase is now completing, representing the conclusion of one of North London's most successful regeneration projects. The development demonstrates how brownfield land can become a vibrant mixed-use neighbourhood with homes, shops, restaurants, and community facilities.
Edgware Town Centre
Ballymore's ambitious masterplan proposes redeveloping the Broadwalk Shopping Centre and bus station into 3,365 new homes (including 1,150 affordable), 463 student accommodation spaces, more than doubled commercial space, and a new cinema. This transformation will significantly enhance Edgware's appeal as a residential destination over the coming years.
Safety and Crime
Barnet consistently ranks among London's safest boroughs, an important consideration for families and those prioritising security.
The borough is the 7th safest in London (of 33) when ranked by crime rate. The overall crime rate in Barnet in 2025 was 65 crimes per 1,000 people, coming in 18% lower than the London rate of 80 per 1,000. Compared to England, Wales, and Northern Ireland overall, Barnet's crime rate is 15% lower.
The annual total crime rate of 92.2 per thousand population rates as "low" (4 out of 10) compared to other local authority districts. Barnet's crime severity score of 272 is similar to the England average and lower than the London average.
The 10-year trend shows a decrease of 47 points in Barnet's crime risk score, indicating sustained improvement in safety. Violence and sexual offences represent the most common crime category with 8,211 incidents during 2025, giving a rate of 19 per 1,000. Within the borough, West Hendon has higher crime levels (199 incidents monthly on average), while Underhill has the lowest.
Local Amenities and Attractions
Barnet offers diverse amenities reflecting its varied neighbourhoods and populations.
Shopping: Brent Cross Shopping Centre has served as North London's premier retail destination since 1976, with over 120 stores including high-end and designer brands. The Broadwalk Centre in Edgware provides 190,000 sq ft of retail space, while local high streets in Finchley, Golders Green, and Whetstone offer independent shops and cafes. The upcoming Brent Cross Town expansion will dramatically increase retail options.
Culture and Heritage: The RAF Museum Hendon houses one of the world's finest collections of military aircraft across five hangars, with free admission. Barnet Museum explores local history, while the medieval heritage of High Barnet includes connections to the Wars of the Roses. The Suburb's architectural heritage draws visitors interested in the Arts and Crafts movement.
Leisure and Recreation: Finchley Lido offers outdoor swimming (recently renovated after operating since 1931). Parks throughout the borough provide sports facilities, while the Dollis Valley Greenwalk enables 10-mile walks through green corridors. Golf courses, tennis clubs, and fitness centres serve active residents.
Food and Drink: Barnet's diversity is reflected in its dining options, from traditional British pubs to kosher restaurants in Golders Green and Edgware, South Asian cuisine, and everything between. Golders Green Road and Brent Street in Hendon are particularly known for their restaurant concentrations.
Healthcare: Barnet Hospital provides general NHS services, while the Royal Free Hospital in neighbouring Camden offers specialist treatment. Numerous GP surgeries and dental practices serve the borough's population.
Who Should Rent in Barnet?
Barnet's diverse neighbourhoods suit several renter profiles:
Families: Outstanding schools (including selective grammar schools), safe neighbourhoods, extensive green spaces, and a suburban character make Barnet ideal for families prioritising education and outdoor space. Areas like Finchley, Mill Hill, and Totteridge particularly attract families.
Professionals seeking work-life balance: Good Northern line connections enable reasonable commutes to central London while returning to peaceful, leafy surroundings. Finchley, Hendon, and the regeneration areas offer good value for professionals.
The Jewish community: Golders Green, Hendon, and Edgware form the heart of the UK's largest Jewish community, with extensive religious, cultural, and commercial infrastructure. Many renters specifically seek these areas for community connection.
Students and young professionals: Colindale's modern developments and Hendon's proximity to Middlesex University attract younger renters seeking contemporary accommodation with good transport links at more accessible prices than inner London.
High-net-worth individuals: Hampstead Garden Suburb and Totteridge offer London's most exclusive addresses for those seeking prestige, privacy, and exceptional properties in a controlled environment.
Why Rent in Barnet?
Barnet offers a compelling combination of factors for London renters:
Excellent schools: Grammar schools and numerous Outstanding-rated schools make Barnet among London's best for education, attracting families willing to pay premium rents for catchment area addresses.
Safety: As the 7th safest London borough with crime rates 18% below the London average, Barnet offers peace of mind for families and individuals prioritising security.
Green space: Over 200 parks, extensive Green Belt, access to Hampstead Heath, and walking routes like the Dollis Valley Greenwalk provide exceptional outdoor amenities rare in London.
Transport connectivity: Comprehensive Northern line coverage plus Thameslink services enable commutes to central London within 30-40 minutes from most areas, with the new Brent Cross West station adding further options.
Community character: Strong community identities, from the Jewish neighbourhoods to village atmospheres in Totteridge and Mill Hill, create belonging that anonymous inner London living often lacks.
Range of options: From ultra-premium Hampstead Garden Suburb to accessible Colindale regeneration developments, Barnet accommodates vastly different budgets and lifestyle preferences within a single borough.
Regeneration potential: Billions of pounds of investment at Brent Cross Town, Colindale, and Edgware are creating modern homes and amenities, potentially benefiting current renters as areas improve.
While Barnet's outer London location means longer commutes than Zone 1-2 alternatives, for renters prioritising schools, safety, green space, and community character, the borough represents one of North London's most attractive options.