Muswell Hill · Haringey · Hornsey and Friern Barnet constituency · 51.58862, -0.14385

N10 3DB— Muswell Hill, Haringey

Location and area intelligence for N10 3DB, Muswell Hill, Haringey

The family fortress

 

Top 8% LondonSchools 100%Safety 83/100Transport 26/100Low yield 3.12%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
74
Safety
83
Schools
90
Transport
26
Environment
100
Investment
41

The bottom line

N10 3DB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 46 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N10 3DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.2% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for N10 3DB

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

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Postcode Personality

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“The family fortress”

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How N10 3DB 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 · 5 min walk

KS2: 107.7

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 9 min walk

P8: +0.52A8: 58.4

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.0 incidents per 1,000 residents

Better than 59% of London
→ Stable

-34% vs borough

Crime by type

Vehicle crime32%
Other28%
Anti-social behaviour19%
Violence & sexual offences11%
Burglary8%
Drug offences1%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.2km

Crime is 17% below London average

Property

Prices, sales volume and market trends

Avg floor area120.4 m²

EPC breakdown

D
3%
E
1%
F
1%

Based on 5 properties · Confidence: low

Street mix

Semi 36%Terraced 64%

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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£301,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFull secondary glazing
Council tax band Band EAnnual charge £2,465
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.9%

Total change

+811%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

+7.62

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached36.4%
Terraced63.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£135k£307k+127.4%1.7
Post-dot-com plateau2002–2004£378k£435k+15.1%1.3
Pre-crash peak2006–2007£540k£626k+15.9%1
GFC & correction2008–2011£550k£655k+19.1%3
Brexit uncertainty2018–2019£979k£1.19m+21.1%1.5
Pandemic surge2020–2020£1.16m£1.16m+0%1
Current market2024–2024£1.23m£1.23m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.9% alpha

Terraced-1.9% α
Local
6.5%
District
8.4%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Highgate Underground StationNorthern line
14.6 min walk
Alexandra Palace

Nearby stations

Highgate Underground StationNorthern
16 min walk
East Finchley Underground StationNorthern
18 min walk
Alexandra PalaceNational Rail
24 min walk
Bounds Green Underground StationPiccadilly
31 min walk
Wood Green Underground StationPiccadilly
32 min walk
No bus stops within 400m

62

Walkability score

107

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★46 min
Waterloo46 min ↑
Canary Wharf57 min ↑
City50 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

10

Car parks (800m)

10

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)238
Nearest car park167m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
167m
🅿️
Alexandra Palace Garden Centre· no
750m
🅿️
Grove Car Park84 spaces· donation
769m

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

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: 6.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.8 km

Energy

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

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

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

4 min walk

88%

Recommend GP

88%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

24

Restaurants (800m)

20

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

25

Sports (1km)

4

Convenience

Nearest supermarketPlanet Organic · 163 m
15 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby shops

Dunns109 m
The Hampstead Butcher157 m
Turntable Bakery165 m
Pierre Alix274 m

Nearby cafes

Bob's Cafe144 m
Joe & The Juice144 m
Caffè Nero154 m
Redemption Roasters161 m

Nearby restaurants

Toffs117 m
Yien154 m
You Me Sushi159 m
Giggling Squid174 m

Nearby pubs

The Famous Royal Oak184 m
Bonafide Studio195 m
The Mossy Well270 m
The Village Green298 m

Nearby gyms

Total Boxer169 m
Drop Gym197 m
PureGym210 m
The Good Rooms325 m

Nearby health

No 18 - Dental Surgery100 m
The Muswell Hill Practice344 m
Food hygiene (5-star)78% of 86

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

LOCL LTD

Investment

Investment grade, yield and market outlook

41

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

41.9

Price growth score

D
High

Development pressure

High

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,760m
Crossrail 2 route5,013m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,167 nationally

1,369

Est. population

8,969/km²

60%

Employed

71%

Degree educated

£53,000

Median income

2.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

21%
15%
21%
21%
22%
Under 1821%
18–3415%
35–4921%
50–6421%
65+22%

Tenure

41%
28%
22%
Own outright41%
Own (mortgage)28%
Private rent22%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

56%
22%
White British56%
White Other22%
Asian6%
Black4%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine6%
No car household32%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent22%
Social rent9%

vs. London

Income vs London+26.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
0
Major developments (800m)
1
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)
2

Housing pipeline (800m)

Homes approved
4
Under construction
0
Completed (3yr)
1
Largest scheme
159 homes · St Lukes Woodside Hospital, St Lukes Woodside Hospital, Woodside Avenue, Muswell Hill, N10 3JA
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
198, Muswell Hill Road, London, N10 3NG, 19811 homes
completed
326, 326, Dukes Mews, Muswell Hill, N10 2QN10 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 3DB

Full postcodeN10 3DB
Postcode districtN10
BoroughLondon Borough of Haringey
WardMuswell Hill
Latitude51.588622
Longitude-0.143846
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