Barnet vs Lambeth
Which is better to live in? Distance: 10.9 miles apart.
The verdict
Lambeth is the more affordable option, with average house prices around 20% lower. Barnet has the lower crime rate of the two. For families, Barnet edges ahead on school quality.
Avg House Price
Barnet
£696,626
Lambeth
£579,744
Crime Rate
Barnet
66.8
Lambeth
113.6
Top-Two School Inspection Bands
Barnet
98.0%
Lambeth
90.9%
Avg Download Speed
Barnet
300.2
Lambeth
461.9
EPC Rating
Barnet
71.4
Lambeth
71.7
Median Income
Barnet
£36,651
Lambeth
£42,961
House Prices (2025)
Most affordable in LondonAt £579,744, Lambeth undercuts Barnet (£696,626) by around 20% on average house prices. The most affordable entry point in Barnet is a flat at £371,853, while in Lambeth it is a flat at £462,882.
Average Price by Property Type (2025)
Biggest gap: semi-detached homes are 30% pricier in Lambeth (£1,106,115 vs £776,156).
Price Trend (11 Years)
Over the last 9 years, Barnet prices grew faster — 16% vs -1%.
Crime & Safety
Safest in LondonBarnet has a crime rate of 66.8 per 1,000 residents, which is 70% lower than Lambeth at 113.6 per 1,000. The most common crime category in Barnet is violent-crime, while in Lambeth it is violent-crime.
Crime Rate by Category (per 1,000 residents)
Both towns share the same top crime category: violent crime.
Schools & Education
Best for schools in LondonOf the 117 schools in Barnet, 98% are in the top two inspection bands. In Lambeth, which has 70 schools, the figure is 90.9%.
Barnet School Inspection Breakdown
98% of 117 schools (90 primary, 27 secondary) sit in the top two inspection bands.
Lambeth School Inspection Breakdown
90.9% of 70 schools (56 primary, 14 secondary) sit in the top two inspection bands.
| Metric | Barnet | Lambeth |
|---|---|---|
| Total Schools | 117 | 70 |
| Primary | 90 | 56 |
| Secondary | 27 | 14 |
| % Top two bands | 98% | 90.9% |
Broadband & Connectivity
Broadband in Lambeth averages 461.9 Mbps – ahead of Barnet's 300.2 Mbps. Superfast coverage (30 Mbps+) reaches 95.5% of premises in Barnet and 99% in Lambeth. Gigabit availability stands at 48.5% in Barnet and 89.2% in Lambeth.
Lambeth is the faster of the two by 54% on average download speed (462 vs 300 Mbps).
Energy Efficiency & Running Costs
Energy efficiency favours Lambeth, scoring 71.7 on average (band C) compared to 71.4 (band C) in Barnet. Estimated annual energy costs average £1,118 in Barnet and £874 in Lambeth. 67.7% of homes in Barnet have an EPC rating of C or above, compared to 71.8% in Lambeth.
Lambeth has more energy-efficient housing — 71.8% reach band C or above, vs 67.7% in the other.
Demographics & Economy
Median household income is £42,961 in Lambeth and £36,651 in Barnet. The median age is 41.5 in Barnet and 36.7 in Lambeth. Employment rates stand at 60.7% in Barnet and 68% in Lambeth. Owner-occupancy is 58.5% in Barnet versus 33% in Lambeth. Barnet has a population of 388,143 and Lambeth has 317,108.
| Indicator | Barnet | Lambeth |
|---|---|---|
| Population | 388,143 | 317,108 |
| Median Age | 41.5 | 36.7 |
| Median Household Income | £36,651 | £42,961 |
| Employment Rate | 60.7% | 68% |
| Owner Occupied | 58.5% | 33% |
| Degree-Level Qualified | 44.3% | 56.3% |
Location
Common questions
Frequently asked questions
How far apart are Barnet and Lambeth?
Which is cheaper to buy a house in, Barnet or Lambeth?
Is Barnet or Lambeth safer?
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