Muswell Hill · Haringey · Hornsey and Friern Barnet constituency · 51.58370, -0.13937

N10 3LE— Muswell Hill, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 29/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
70
Safety
84
Schools
90
Transport
29
Environment
90
Investment
32

The bottom line

N10 3LE 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: 52 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N10 3LE

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-24.0% vs London avg

Deep-dive guides for N10 3LE

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N10 3LE 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 · 11 min walk

KS2: 107.7

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 6 min walk

P8: +0.31A8: 51.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 20 min walk

3 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 900m

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£8,811/m²
Price per ft²£819/ft²
Avg floor area69.4 m²

EPC breakdown

C
3%
D
2%

Based on 5 properties · Confidence: low

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£173,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1996–2025 · CAGR

+6.4%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.6%

per year

Acceleration

-96.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£100k£100k+0%1
Pre-crash peak2006–2006£325k£325k+0%1
GFC & correction2012–2012£405k£405k+0%1
Help-to-Buy recovery2013–2014£405k£500k+23.5%1
Pandemic surge2021–2021£840k£840k+0%2
Current market2025–2025£600k£600k+0%1

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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Highgate Underground StationNorthern line
9.6 min walk
Upper Holloway

Nearby stations

Highgate Underground StationNorthern
10 min walk
East Finchley Underground StationNorthern
23 min walk
Archway Underground StationNorthern
26 min walk
Crouch Hill Rail StationSuffragette
26 min walk
Upper Holloway Rail StationSuffragette
29 min walk
No bus stops within 400m

22

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

2.9 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

10

Car parks (800m)

7

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)90
Nearest car park400m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
723m

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 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: 6.0 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.6 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

10 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalNuffield Health Highgate Hospital · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

47

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Famous Royal Oak (536 m)

Nearest supermarketThe Co-op · 609 m
33 tennis courts3 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)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Muswell Hill Express601 m
Cured618 m
Priory News628 m
Dunns739 m

Nearby cafes

Queen's Wood Café540 m
Time 2 Chill565 m
Cherry Blossom Cafe595 m
Pavillion Cafe742 m

Nearby restaurants

The Fish Palace523 m
Sushi Zone527 m
Il Porcino596 m
Fornaaro Pizzeria598 m

Nearby pubs

The Famous Royal Oak536 m
Victoria Stakes546 m
The Priory614 m
Bonafide Studio650 m

Nearby gyms

Wood Vale Lawn Tennis Club199 m
North Middlesex Cricket Club335 m
Crouch End Cricket Club437 m
Zero Gravity Pilates589 m

Nearby pharmacies

Hayward Pharmacy876 m

Nearby health

Park Road Dental Practice652 m
No 18 - Dental Surgery730 m
The Muswell Hill Practice832 m
N6 Dental Platinum872 m
Food hygiene (5-star)89% of 18

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

32

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.3

Price growth score

C
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,148m
Crossrail 2 route4,651m

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

SuburbanHigh densityOwner occupiers / families

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
Listed buildings (800m)
3
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
4
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)
1

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
1-4 Connaught House, 38, 1-4 Connaught House, 38, Connaught Gardens, N107 homes
completed
Connaught House, 5-9 Connaught House, Connaught Gardens, N10 3LH6 homes
completed
50, 50, Woodland Gardens, Muswell Hill, N10 3UA3 homes
completed
45, 45, Onslow Gardens, N10 3JY3 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 3LE

Full postcodeN10 3LE
Postcode districtN10
BoroughLondon Borough of Haringey
WardMuswell Hill
Latitude51.583695
Longitude-0.139371
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
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