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Buying at NW11 8ST

Before you offer on a home at NW11 8ST: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.

1 thing to raise before an offer, and a street where the typical sale was £900k. In Golders Green South.

1 to check3 clear£900k typical on The Vale

The checklist

Before you make an offer

Check
Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Note
Article 4 directionSome work normally allowed without planning permission needs it here (Article 4 Small Houses in Multiple Occupation (HMO) Area 1).
Note
Noise above WHO guidelines: road 57 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.
Note
Busy road: A41, 990 m awayAbout 67,627 vehicles a day in 2025 (DfT traffic counts).
Note
Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Xoserve, UKHSA/BGS radon atlas, BGS GeoSure, Coal Authority, Environment Agency (© Environment Agency copyright and/or database right 2026), Defra noise maps, Historic England, Ofcom, council planning registers (OGL). For a particular home, its buyer's report (below) adds tenure, energy rating, age and extensions.

Price

Is the asking price fair?

£900ktypical sale on The Vale, last 10 years

£8,582typical price per m² in Golders Green South

£5,360–£10,000per m² for homes at NW11 8ST sold since 2015

Multiply a home's floor area (on its energy certificate) by £8,582 for a neighbourhood benchmark: 90 m² comes to about £772k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

Trend

Prices in Golders Green South

Golders Green South

+45% over ten years (2015 to 2025).

Typical (median) sale price each year, all home types, HM Land Registry.

Comparables

What sold nearby in the last two years

Type	Sales	Typical	Range
Detached	16	£2.15m	£575k – £8.00m
Semi-detached	29	£1.90m	£760k – £3.85m
Terraced	5	£1.25m	£960k – £1.79m
Flat	73	£618k	£265k – £5.95m

Standard sales in Golders Green South. Every recent sale.

Running costs

What it costs to live here

A home's own band, energy rating and typical bills are in its buyer's report.

MHCLG council tax; Xoserve gas connections.

Supply

How often homes come up

7sales on The Vale in the last two years

123sales in Golders Green South in the last two years

HM Land Registry standard sales.

Check a home

Buyer's reports for homes at NW11 8ST

Home	Last sold	Floor area
Tango House, The ValeDetached	£2,050,000, May 2023	205 m²	Buyer's report →
Flat 1, White Lodge, The ValeSemi-detached	£135,000, Mar 1999	81 m²	Buyer's report →
Flat 5, White Lodge, The ValeFlat	£450,000, Jul 2015	84 m²	Buyer's report →
Flat 8, White Lodge, The ValeFlat	£625,000, Jun 2021	90 m²	Buyer's report →
Flat 3, White Lodge, The ValeFlat	£250,000, Nov 2003	70 m²	Buyer's report →
Flat 7, White Lodge, The ValeFlat	£618,000, May 2026	83 m²	Buyer's report →

Each report: sale history, today's estimate, energy rating, running costs and the questions for your solicitor.

More for buying: Where can I afford? · How much to offer · Buying checklist · Check your documents

Go deeper

Checking this postcode…

Buying at NW11 8ST

1 thing to raise before an offer, and a street where the typical sale was £900k. In Golders Green South.

1 to check3 clear£900k typical on The Vale

Before you make an offer

Check

Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.

Note

Article 4 directionSome work normally allowed without planning permission needs it here (Article 4 Small Houses in Multiple Occupation (HMO) Area 1).

Note

Noise above WHO guidelines: road 57 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.

Note

Busy road: A41, 990 m awayAbout 67,627 vehicles a day in 2025 (DfT traffic counts).

Note

Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.

Clear

No coal mining riskOutside the Coal Authority's coalfield.

Clear

No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.

Clear

Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Is the asking price fair?

£900ktypical sale on The Vale, last 10 years

£8,582typical price per m² in Golders Green South

£5,360–£10,000per m² for homes at NW11 8ST sold since 2015

Multiply a home's floor area (on its energy certificate) by £8,582 for a neighbourhood benchmark: 90 m² comes to about £772k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

What homes cost and rent in Golders Green South, by size

Size	Typical value today	Cheaper quarter	Estimated rent	Gross yield
1 bed	£345k	£289k	£1,520 a month	5.3%
2 beds	£493k	£448k	£1,940 a month	4.7%
3 beds	£749k	£554k	£2,700 a month	4.3%
4+ beds	£1.77m	£1.45m	£4,030 a month	2.7%
All homes	£1.29m	£523k	£2,590 a month	2.4%

Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare, or the postcode district's own rent (ONS, London). Gross yield = a year's rent ÷ value, before costs. Compare it with other places