Muswell Hill · Haringey · Hornsey and Friern Barnet constituency · 51.59169, -0.14590

N10 3PE— Muswell Hill, Haringey

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

The family fortress

 

Schools 80%Safety 84/100Transport 23/100Low yield 3.14%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
66
Safety
84
Schools
90
Transport
23
Environment
100
Investment
50

The bottom line

N10 3PE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £611,420 median — strong value for Families who can accept its trade-offs.

The catches: 51 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 3PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+17.6% vs London avg
vs London income+10.2% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for N10 3PE

🛡️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 3PE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Our Lady of Muswell Catholic Primary School

Not yet inspected · 4 min walk

KS2: 107.7

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 5 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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.0 incidents per 1,000 residents

Better than 70% of London
→ Stable

-50% vs borough

Crime by type

Other28%
Violence & sexual offences21%
Anti-social behaviour16%
Vehicle crime13%
Burglary10%
Drug offences4%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

13

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.4km

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

£611,420

Median sale price

Above London median by 18%

£611,420 is 18% above the London median (£520,000)

-27.5%

This year

Flat

Dominant type

Price history

5-year change
-15.1%
Sales (24 months)10
New build0.0%
Avg flat£611,420
Price per m²£11,365/m²
Price per ft²£1,056/ft²
Avg floor area55.5 m²

EPC breakdown

B
2%
C
36%
D
91%
E
59%
F
5%
G
1%

Based on 194 properties · Confidence: high

Street mix

Semi 4%Terraced 1%Flat 96%

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

Stamp duty

Standard buyer£18,071
First-time buyerFTB
£9,321
Additional propertyBTL/2nd
£36,414

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

13.2×

Price-to-income

£3,059/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£138,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.3%

Total change

+569%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.1%

per year

Acceleration

-13.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 207 sales

Property Type Mix

Total: 207 sales

Semi-detached3.9%
Terraced0.5%
Flat/maisonette95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£153k+70.5%9
Post-dot-com plateau2001–2004£190k£262k+38.2%8
Pre-crash peak2005–2007£281k£295k+5.2%10.3
GFC & correction2008–2012£185k£408k+120.5%5.4
Help-to-Buy recovery2013–2016£335k£441k+31.7%6.8
Brexit uncertainty2017–2019£695k£465k-33.1%4
Pandemic surge2021–2021£720k£720k+0%5
Rate-rise correction2022–2023£408k£588k+44.2%3.5
Current market2024–2026£673k£600k-10.8%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
6.7%
District
6.1%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
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
18.6 min walk
New Southgate

Nearby stations

East Finchley Underground StationNorthern
18 min walk
Highgate Underground StationNorthern
20 min walk
Bounds Green Underground StationPiccadilly
28 min walk
New SouthgateNational Rail
31 min walk
Wood Green Underground StationPiccadilly
32 min walk
No bus stops within 400m

60

Walkability score

105

Footpaths (500m)

0

Santander docks (800m)

3.4 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

8

Car parks (800m)

10

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)238
Nearest car park77m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
306m
🅿️
Grove Car Park84 spaces· donation
771m

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: 7.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.0 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

4 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

24

Restaurants (800m)

19

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

18

Sports (1km)

3

Convenience

Nearest supermarketPlanet Organic · 254 m
9 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

The Hampstead Butcher232 m
Turntable Bakery240 m
Dunns261 m
Pierre Alix270 m

Nearby cafes

GAIL's166 m
Doppio Coffee173 m
Stella's Room176 m
Beam189 m

Nearby restaurants

Ousia151 m
Lunablu158 m
Fasta160 m
Kervan188 m

Nearby pubs

The Village Green148 m
Belmeis229 m
The Mossy Well310 m
Bonafide Studio405 m

Nearby gyms

GibFit 30148 m
Muswell Hill Bowling Club174 m
Drop Gym190 m
Muswell Hill Methodist Lawn Tennis Club202 m

Nearby pharmacies

Abbot Pharmacy944 m

Nearby health

No 18 - Dental Surgery271 m
The Muswell Hill Practice353 m
Food hygiene (5-star)80% of 92

Business

Local businesses registered here

Active businesses
21
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

13 QUEEN'S AVENUE MANAGEMENT LIMITED
15 QUEEN'S AVENUE MANAGEMENT COMPANY LIMITED
23 QUEENS AVENUE LIMITED
ANTICOMEDY LTD
AS SOFTWARE DEVELOPMENT LIMITED

+15 more

Investment

Investment grade, yield and market outlook

50

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months6

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

50

Price growth score

C
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,127m
Crossrail 2 route5,213m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,274 nationally

1,660

Est. population

16,445/km²

69%

Employed

64%

Degree educated

£46,300

Median income

2.4%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

24%
20%
28%
16%
Under 1824%
18–3420%
35–4928%
50–6416%
65+12%

Tenure

16%
20%
52%
Own outright16%
Own (mortgage)20%
Private rent52%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

46%
27%
White British46%
White Other27%
Asian7%
Black5%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine9%
No car household55%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent52%
Social rent11%

vs. London

Income vs London+10.2%
Price vs London+17.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
7
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)

FORTIS GREEN DEPOT, FORTIS GREEN DEPOT, FORTIS GREEN, N1035 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
53-55, 53-55, Queens Avenue, N1011 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£611,420)

£18,071

Standard buyer

£9,321

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Haringey with nearby boroughs:

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Key facts for N10 3PE

Full postcodeN10 3PE
Postcode districtN10
BoroughLondon Borough of Haringey
WardMuswell Hill
Latitude51.591685
Longitude-0.145902
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