East Barnet or Snaresbrook: Which Is Better Value?
East Barnet averages £675,000 against £660,000 in Snaresbrook, a gap of £15,000 or 2%. You would need £1,500 more deposit and about £79 a month more on a repayment mortgage at an assumed 5% over 25 years. Snaresbrook charges £162 more council tax at Band D.
East Barnet averages £675,000 against £660,000 in Snaresbrook, a gap of £15,000 or 2%. You would need £1,500 more deposit and about £79 a month more on a repayment mortgage at an assumed 5% over 25 years. Snaresbrook charges £162 more council tax at Band D.
Price and deposit
The headline gap is £15,000, or 2%. On a 10% deposit that is £1,500 more cash to find before you start. Detached homes average £775,000 against £850,000.
East Barnet against Snaresbrook
Town guides for each: Mortgage advice in East Barnet and Mortgage advice in Snaresbrook.
Schools and families
East Barnet has more schools graded Outstanding at their last graded Ofsted inspection (before September 2024), with 1 against 0 in Snaresbrook. Counting last graded Ofsted inspections (before September 2024), East Barnet has 5 schools and Snaresbrook has 3 schools graded Good or better.
A strong catchment in the cheaper town can cost more than an average street in the dearer one. Compare catchments, not averages.
Running costs and getting to work
Band D council tax is £2,133 in East Barnet and £2,295 in Snaresbrook, a difference of £162 a year.
The honest verdict
Snaresbrook is cheaper to buy on these figures. East Barnet carries the higher price and, on this data, the stronger school profile.
Neither is right in the abstract. If the deposit is your constraint, the £1,500 difference matters more than anything else here. If catchment is the constraint, price follows the school you need.
What each town is actually like
Price is one axis. These are the things people move for, and the things they find out afterwards.
East Barnet
In its favour- A quiet, leafy Barnet family suburb
- A genuine village heart & ancient church
- Outstanding & Good local schools
- Oak Hill Park & Oak Hill Wood
- No station of its own
- London prices for the space
- Rely on New Barnet/Oakleigh Park/Cockfosters & buses
- Flats & conversions need lease checks
Best for Families ★★★★★
Outstanding and Good schools (Livingstone Primary is Outstanding; Monkfrith, Danegrove and St Mary's CofE are Good; East Barnet School for secondary), Oak Hill Park and Oak Hill Wood, a village feel and plenty of family houses, a genuinely strong family suburb.
Snaresbrook
In its favour- A leafy, well-connected enclave
- Snaresbrook Crown Court & Eagle Pond
- Own Central line station into the City
- Good schools nearby
- Prices well above the national average
- Competition for the best family homes
- North Circular & A12 traffic on the edge of the area
- Flats/conversions need lease & service-charge checks
Best for Families ★★★★★
Good primaries (Snaresbrook, Nightingale) and a Good secondary (Wanstead High), Eagle Pond, the Hollow Ponds and Epping Forest on the doorstep.
East Barnet and Snaresbrook, side by side
| Measure | East Barnet | Snaresbrook |
|---|---|---|
| Average property price | £675,000 | £660,000 |
| Average detached | £775,000 | £850,000 |
| 10% deposit | £67,500 | £66,000 |
| Illustrative monthly payment | £3,551 | £3,472 |
| Band D council tax | £2,133 | £2,295 |
| Outstanding rated schools | 1 | 0 |
| Good rated schools | 4 | 3 |
Local averages used for illustration. Confirm your own figures before acting.
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