Muswell Hill · Haringey · Hornsey and Friern Barnet constituency · 51.59268, -0.14222

N10 2EA— Muswell Hill, Haringey

Location and area intelligence for N10 2EA, Muswell Hill, Haringey

The family fortress

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 21/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
70
Safety
75
Schools
90
Transport
21
Environment
100
Investment
42

The bottom line

N10 2EA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 51 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N10 2EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.7% vs London avg
vs London crime+58.0% vs London avg

Deep-dive guides for N10 2EA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How N10 2EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Muswell Hill Primary School

Good · Inspected Dec 2021 · 3 min walk

KS2: 107.7

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 8 min walk

P8: +0.52A8: 58.4

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 32 min walk

6 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

102.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+26% vs borough

Crime by type

Other30%
Violence & sexual offences23%
Anti-social behaviour13%
Vehicle crime12%
Theft8%
Burglary6%
Robbery5%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.2km

Crime is +58% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N10 district median

£615,085

Based on 141 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,178/m²
Price per ft²£667/ft²
Avg floor area160.9 m²

EPC breakdown

B
2%
C
9%
D
11%
E
6%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 18%Terraced 41%Detached 3%Flat 32%Other 6%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£402,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+3%

Total change

+144%

Market Activity

Price Velocity & Acceleration

Current Velocity

-71.9%

per year

Acceleration

-247.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £400k–£450k · 32 sales

Property Type Mix

Total: 32 sales

Detached3.1%
Semi-detached18.8%
Terraced43.8%
Flat/maisonette34.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£420k£855k+103.6%1
Post-dot-com plateau2003–2004£385k£764k+98.4%1.5
Pre-crash peak2005–2007£1.13m£1.90m+68.9%1
GFC & correction2010–2011£1.64m£1.79m+9.2%2
Help-to-Buy recovery2013–2016£2.06m£2.73m+32.6%1.7
Brexit uncertainty2018–2019£2.85m£1.89m-33.6%2
Pandemic surge2021–2021£1.17m£1.17m+0%1
Rate-rise correction2022–2023£1.32m£3.65m+175.5%4
Current market2026–2026£1.02m£1.02m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
7.2%
District
6.4%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Highgate Underground StationNorthern line
20.2 min walk
New Southgate

Nearby stations

East Finchley Underground StationNorthern
21 min walk
Highgate Underground StationNorthern
21 min walk
Bounds Green Underground StationPiccadilly
25 min walk
Wood Green Underground StationPiccadilly
29 min walk
New SouthgateNational Rail
30 min walk
No bus stops within 400m

61

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria ★51 min
Waterloo52 min ↑
Canary Wharf62 min ↑
City55 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

10

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)238
Nearest car park234m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
312m
🅿️
Grove Car Park84 spaces· donation
508m
🅿️
Alexandra Palace Garden Centre· no
620m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G94%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 97% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield849.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE MUSWELL HILL PRACTICE

54 MUSWELL HILL, N10 3ST

3 min walk

88%

Recommend GP

88%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

24

Restaurants (800m)

20

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

22

Sports (1km)

2

Convenience

Nearest supermarketGreens on the Hill · 149 m
12 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Pierre Alix201 m
The Hampstead Butcher316 m
Dunns394 m
Turntable Bakery425 m

Nearby cafes

Mooboo84 m
Broadway cafe & sandwich bar84 m
Beam103 m
Sable D'or128 m

Nearby restaurants

Cilicia57 m
La Lluna60 m
Sushi Zento67 m
Kervan92 m

Nearby pubs

Belmeis75 m
The Mossy Well227 m
Bonafide Studio369 m
The Village Green404 m

Nearby gyms

The Good Rooms208 m
Muswell Hill Methodist Lawn Tennis Club294 m
Total Boxer300 m
PureGym324 m

Nearby pharmacies

Abbot Pharmacy910 m

Nearby health

The Muswell Hill Practice197 m
No 18 - Dental Surgery404 m
Food hygiene (5-star)75% of 85

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

157A VICTORIA PARK ROAD MANAGEMENT LTD
20 WELLFIELD AVENUE MANAGEMENT LIMITED
21ST CENTURY ACTORS MANAGEMENT LTD
NEW PREMISES LTD
WHITE PROPERTY INVESTMENTS LIMITED

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

48.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,164m
Crossrail 2 route4,989m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,766 nationally

1,782

Est. population

9,656/km²

67%

Employed

61%

Degree educated

£49,000

Median income

3.1%

Claimant rate

Inner cityHigh densityYoung professionals

33

Community stability

Age profile

26%
23%
26%
16%
Under 1826%
18–3423%
35–4926%
50–6416%
65+9%

Tenure

20%
25%
50%
Own outright20%
Own (mortgage)25%
Private rent50%
Social rent4%
Shared ownership1%

Ethnicity

48%
30%
White British48%
White Other30%
Asian5%
Black3%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine8%
No car household48%
Unemployed6%
No qualifications7%

Housing tenure (Census 2021)

Private rent50%
Social rent4%

vs. London

Income vs London+16.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
1
Largest scheme
35 homes · FORTIS GREEN DEPOT, FORTIS GREEN DEPOT, FORTIS GREEN, N10
Pipeline pressure
LOW

Named schemes (500m)

56, 56, Muswell Hill, N10 3ST34 homes
completed
77 The Penthouse, 77, Muswell Hill, N10 3PJ27 homes
completed
Raglan Hall Hotel 8-12, Raglan Hall Hotel 8-12, Queens Avenue, N10 3NR18 homes
completed
LAND BETWEEN, LAND BETWEEN, SPRINGFIELD AVENUE, GROVE LODGE, MUSWELL HILL, N1016 homes
completed
GROVE LODGE, 17, GROVE LODGE, 17, MUSWELL HILL, N1011 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
20.4%
Ward turnout
56%
Election year
2026
MP
Catherine West (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Karolina BraunLib Dems
Tony PowellLib Dems

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Key facts for N10 2EA

Full postcodeN10 2EA
Postcode districtN10
BoroughLondon Borough of Haringey
WardMuswell Hill
Latitude51.592679
Longitude-0.142223
Parliamentary constituencyHornsey and Friern Barnet
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey