Muswell Hill · Haringey · Hornsey and Friern Barnet constituency · 51.58761, -0.14927

N10 3EW— Muswell Hill, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 32/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
69
Safety
69
Schools
90
Transport
32
Environment
84
Investment
42

The bottom line

N10 3EW offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families 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 3EW

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+111.0% vs London avg

Deep-dive guides for N10 3EW

🛡️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🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N10 3EW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St James Church of England Primary School

Good · Inspected Mar 2022 · 2 min walk

KS2: 108.8

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 7 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 · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

137.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+68% vs borough

Crime by type

Other35%
Violence & sexual offences16%
Anti-social behaviour14%
Vehicle crime10%
Theft9%
Burglary5%
Robbery5%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.5km

Crime is +111% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£13,897/m²
Price per ft²£1,291/ft²
Avg floor area82.5 m²

EPC breakdown

B
27%

Based on 27 properties · Confidence: medium

Street mix

Flat 100%

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£206,250
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2026 · CAGR

+4.6%

Total change

+50%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.4%

per year

Acceleration

+25.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2019£855k£718k-16%7
Rate-rise correction2023–2023£1.00m£1.00m+0%1
Current market2025–2026£1.01m£1.28m+26.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
-1.7%
District
-0.5%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

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
13.5 min walk
New Southgate

Nearby stations

East Finchley Underground StationNorthern
14 min walk
Highgate Underground StationNorthern
14 min walk
Archway Underground StationNorthern
33 min walk
Bounds Green Underground StationPiccadilly
35 min walk
Crouch Hill Rail StationSuffragette
36 min walk
No bus stops within 400m

48

Walkability score

60

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

4

Car parks (800m)

9

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)150
Nearest car park284m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
530m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterMEDIUM
Medium
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 AONB45% green spaceTree canopy: 16%
More green space than 94% 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

RUTLAND HOUSE SURGERY

40 COLNEY HATCH LANE, N10 1DU

11 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 1.3 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

62

Parks (1km)

12

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

21

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Village Green (362 m)

Nearest supermarketPlanet Organic · 310 m
9 tennis courts1 swimming pools5 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)

1.1km

Post office

Nearby shops

Muswell Hill Express234 m
Turntable Bakery326 m
Dunns383 m
Green & Blossoms412 m

Nearby cafes

Cherry Blossom Cafe245 m
Redemption Roasters322 m
North & Ten328 m
La Dinette330 m

Nearby restaurants

Fornaaro Pizzeria239 m
Giggling Squid286 m
Amici Miei2Go328 m
Fasta361 m

Nearby pubs

The Village Green362 m
Clissold Arms529 m
The Famous Royal Oak564 m
Bonafide Studio585 m

Nearby gyms

=Results224 m
Drop Gym364 m
GibFit 30380 m
The Muswell Hill Club457 m

Nearby pharmacies

Hayward Pharmacy1.1 km

Nearby health

No 18 - Dental Surgery377 m
The Muswell Hill Practice699 m
ARCENDO732 m
The Finchley Dentist732 m
Food hygiene (5-star)73% of 62

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

A

High street health

Registered businesses

BLACK BREAD 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 score24/100
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

58

Price growth score

C
Medium

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,765m
Crossrail 2 route5,371m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,255 nationally

2,168

Est. population

9,710/km²

65%

Employed

65%

Degree educated

£53,000

Median income

2.9%

Claimant rate

Inner cityHigh densityYoung professionals

33

Community stability

Age profile

19%
23%
26%
16%
15%
Under 1820%
18–3423%
35–4926%
50–6417%
65+15%

Tenure

22%
21%
47%
Own outright22%
Own (mortgage)21%
Private rent47%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

50%
29%
White British50%
White Other29%
Asian6%
Black4%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine9%
No car household48%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent47%
Social rent8%

vs. London

Income vs London+26.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
4
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
5
Under construction
0
Completed (3yr)
10
Largest scheme
159 homes · St Lukes Woodside Hospital, St Lukes Woodside Hospital, Woodside Avenue, Muswell Hill, N10 3JA
Pipeline pressure
LOW

Named schemes (500m)

St Lukes Woodside Hospital, St Lukes Woodside Hospital, Woodside Avenue, Muswell Hill, N10 3JA159 homes
completed
FORTIS GREEN DEPOT, FORTIS GREEN DEPOT, FORTIS GREEN, N1035 homes
completed
198, Muswell Hill Road, London, N10 3NG, 19811 homes
completed
53-55, 53-55, Queens Avenue, N1011 homes
completed
150, 150, Fortis Greeb, N10 3PA9 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 3EW

Full postcodeN10 3EW
Postcode districtN10
BoroughLondon Borough of Haringey
WardMuswell Hill
Latitude51.587611
Longitude-0.149272
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
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Ordnance
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