Muswell Hill · Haringey · Hornsey and Friern Barnet constituency · 51.58093, -0.13821

N10 3DL— Muswell Hill, Haringey

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

The family fortress

 

Schools 100%Safety 84/100Transport 35/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
68
Safety
84
Schools
60
Transport
35
Environment
81
Investment
35

The bottom line

N10 3DL 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 catch: 52 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N10 3DL

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+26.2% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for N10 3DL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N10 3DL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Whitehall Park School

Not yet inspected · 13 min walk

KS2: 103.5

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 4 min walk

P8: +0.31A8: 51.5

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.5 incidents per 1,000 residents

Better than 63% of London
→ Stable

-40% vs borough

Crime by type

Other25%
Vehicle crime19%
Burglary16%
Anti-social behaviour14%
Violence & sexual offences12%
Theft7%
Drug offences5%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Hornsey Fire Station · 984m

Crime is 24% below 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£9,186/m²
Price per ft²£853/ft²
Avg floor area249.1 m²

EPC breakdown

B
1%
C
2%
D
10%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 68%Terraced 8%Detached 24%

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£622,750
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)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,913
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.9%

Total change

+553%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.4%

per year

Acceleration

+2.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 25 sales

Property Type Mix

Total: 25 sales

Detached24%
Semi-detached68%
Terraced8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£337k£583k+72.8%1.4
Post-dot-com plateau2001–2002£761k£959k+26%2
Pre-crash peak2006–2007£1.35m£1.68m+24.1%1
GFC & correction2009–2012£1.75m£1.70m-2.9%1
Help-to-Buy recovery2013–2016£1.99m£2.00m+0.5%1
Pandemic surge2021–2021£2.59m£2.59m+0%2
Rate-rise correction2023–2023£2.35m£2.35m+0%3
Current market2024–2024£2.20m£2.20m+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.1% alpha

Semi-detached-1.1% α
Local
11.8%
District
12.9%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Highgate Underground StationNorthern line
7.6 min walk
Upper Holloway

Nearby stations

Highgate Underground StationNorthern
8 min walk
Archway Underground StationNorthern
22 min walk
Crouch Hill Rail StationSuffragette
23 min walk
East Finchley Underground StationNorthern
25 min walk
Upper Holloway Rail StationSuffragette
25 min walk
No bus stops within 400m

15

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge59 min ↑
Victoria ★52 min
Waterloo60 min ↑
Canary Wharf65 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

9

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)30
Nearest car park258m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
676m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

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 waterLOW
Low
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 10.0 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: 5.7 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 52%
More green space than 90% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.5 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

14 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

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

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

60

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Boogaloo (629 m)

Nearest supermarketThe Co-op · 802 m
47 tennis courts4 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.3km

Post office

Nearby shops

S&S High Gate Store698 m
Fonseca's Deli715 m
N6 Fresh Market722 m
Venus Foods and Wine775 m

Nearby cafes

Queen's Wood Café563 m
Café Noir617 m
Highgate Cafe690 m
Be'la Cafe703 m

Nearby restaurants

Iro Sushi642 m
Cool Carrot661 m
Les Associes684 m
Food Room694 m

Nearby pubs

The Boogaloo629 m
The Woodman703 m
The Good Reader767 m
Victoria Stakes769 m

Nearby gyms

Wood Vale Lawn Tennis Club393 m
North Middlesex Cricket Club492 m
Crouch End Cricket Club495 m
Hornsey Cricket Club538 m

Nearby pharmacies

Hayward Pharmacy740 m

Nearby health

Park Road Dental Practice665 m
N6 Dental Platinum718 m
The Sanctuary784 m
N6 Dental791 m
Food hygiene (5-star)100% of 11

Business

Local businesses registered here

Active businesses
2
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

NIX MEDIA LIMITED
OSTARA CONSULTANCY LIMITED

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

4/100

Velocity score

Future outlook

53

Price growth score

C
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,831m
Crossrail 2 route4,553m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,692 nationally

1,476

Est. population

7,576/km²

66%

Employed

73%

Degree educated

£53,000

Median income

1.4%

Claimant rate

Inner cityHigh densityYoung professionals

53

Community stability

Age profile

23%
15%
22%
22%
18%
Under 1823%
18–3415%
35–4922%
50–6422%
65+18%

Tenure

39%
36%
23%
Own outright39%
Own (mortgage)36%
Private rent23%
Social rent2%

Ethnicity

57%
23%
White British57%
White Other23%
Asian7%
Black2%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine5%
No car household25%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent23%
Social rent2%

vs. London

Income vs London+26.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
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
2
Under construction
0
Completed (3yr)
2
Largest scheme
45 homes · 24A, 24A, CHURCH CRESCENT, N10
Pipeline pressure
LOW

Named schemes (500m)

Connaught House, 10-27, Connaught House, 10-27, Connaught Gardens, N10 3LH26 homes
completed
12, 12, SHEPHERDS HILL, N615 homes
completed
1-4 Connaught House, 38, 1-4 Connaught House, 38, Connaught Gardens, N107 homes
completed
34, 34, Shepherds Hill, Highgate, N6 5AH6 homes
completed
Connaught House, 5-9 Connaught House, Connaught Gardens, N10 3LH6 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 3DL

Full postcodeN10 3DL
Postcode districtN10
BoroughLondon Borough of Haringey
WardMuswell Hill
Latitude51.580934
Longitude-0.138213
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