Friern Barnet (Colney Hatch Rd) vs. Muswell Hill

[Moonlight86]

Hi all,

Our current situation is that we own a flat in crouch end but with a newborn and the current indefinite wfh arrangement we no
longer fit in our current house. We’ve been looking for 3-4 bed properties in north London not far from here to keep some of the community and friends ( neither of us have family in the UK so we want to stay in a familiar area). We’re fortunate enough that we don’t need to sell our current flat to buy the next property. (So chain free)

We’ve seen some properties of interest in friern Barnet (close to the big Tesco on colney hatch) and the edge of muswell hill (before you cross the north circular to Barnet). But in a total dilemma as to which option to pick- as it’s a big and expensive decision. This is our assessment of the areas so far.

Muswell hill side:
Pros:

• proximity to great schools (nearest is 0.2/0.3 miles- outstanding)
• we keep our community, services (GP) access to MH high street.

Cons:
-100k more expensive than the Barnet side

• Commuting (whenever that will be) will be a nightmare
• no decent supermarkets in walking distance

Friern Barnet
Pros:
-cheaper houses, more options
-access to good schools (although nearest outstanding school is 0.4 miles from the development we’ve seen)

• closer to new Southgate station
• access to supermarkets

Cons:

• lose some of our community
• seems a lot more quiet and lacking things to do?

Houses are in very similar condition and need similar amount of work or work can be done gradually so it’s really down to the areas that we need confidence in.

What are people’s thoughts on how you would choose between these two? Does anyone live in Friern Barnet who can share some insight on what it’s like to live there?

@NewHouseNewMe

Where is the estate behind PPM? Is it new? I'm scratching my brain as I know Friern Barnet well but can't place the estate you mean.

Its not an estate. It’s a collection of houses and apartments built in late 90s and 2000. The area between princess park manor and the FB retail park. Adding screenshot for additional context.

I know it as I've been to one of the houses at the back. It's actually a lovely area with a settled feel. On the way towards the back are some stunning front gardens, almost as if there is some one-upmanship at play!
I don't think there is any shops to walk to but there are frequent buses up to North Finchley.

@NewHouseNewMe thanks! It’s nice to hear some positive experience from the area. 😊

I don't know how much catchments have changed, but I'd check carefully re school catchments, when my children went to school there (they are now uni age) you couldn't get in to Fortismere from the far end of Coppets Road. I believe APS is now more more popular than F, so catchments may have increased.
I'm sure you've looked into the finances, but you know you'll have to pay extra stamp duty buying a second home, but maybe the current Stamp duty holiday will offset that if you managed to buy whilst it's still in place.

@EachPeach Is that the section behind Coldfall/Creighton? In what ways is it rougher do you know? I noticed prices were really great for nicely done up houses and got excited, but also wondered why, and your comment is far clearer than what any estate agent will tell us.

@EachPeachPearSums

You would be in catchment, I think, for Coldfall and Fortismere which are both fantastic. Mind you you'd be living in the cheapest and "roughest" housing in that catchment. It's just worth thinking about if that changes how you feel.

@ EachPeach - sorry, meant to quote your relevant bit.

@hope92 are you also looking in that part of muswell hill? We’re also not able to make a clear judgement on the area near coppetts road as i can’t figure if it’s cheaper cos it’s far away from everything or because it’s actually rougher. @EachPeachPearSums would also love your input on what your thoughts are on the area.

From what I heard the newer estates opposite Tesco miss out on all the catchments. Schools like Compton are really near but have a tiny catchment and are massively over subscribed. You might really struggle to get a child in there so it is worth checking if you are thinking about secondary schools. Being right on the edge of the north circ is a bit grim pollution wise but the noise isn't so bad. There is a really nice friendly community on the estate and lots of young children. I do have a fondness for Whetstone, Barnet and North Finchley as had lovely times there. I don't know the other side of the north circ as I could never afford it 😆