Muswell Hill · Haringey · Hornsey and Friern Barnet constituency · 51.58810, -0.13844

N10 3PT— Muswell Hill, Haringey

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

The family fortress

 

Schools 100%Safety 71/100Transport 22/100Low yield 3.12%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
68
Safety
71
Schools
90
Transport
22
Environment
100
Investment
44

The bottom line

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

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.2% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for N10 3PT

🛡️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 3PT 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

Highgate Wood Secondary School

Not yet inspected · 10 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 · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.7 incidents per 1,000 residents

Higher crime than 65% of London
↑ Rising 793.3%

+6% vs borough

Crime by type

Other36%
Anti-social behaviour16%
Violence & sexual offences16%
Vehicle crime13%
Burglary9%
Robbery6%
Theft3%
Drug offences2%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 799m

Crime is +33% above London average

Property

Prices, sales volume and market trends

Avg floor area148 m²

EPC breakdown

C
3%
D
5%
E
1%

Based on 9 properties · Confidence: low

Street mix

Semi 14%Terraced 86%

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£370,000
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)
GlazingPartial secondary glazing
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+8%

Total change

+707%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.6%

per year

Acceleration

+1.98

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached13.6%
Terraced86.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£195k£425k+117.9%1.2
Post-dot-com plateau2001–2004£370k£580k+56.8%1.3
Pre-crash peak2005–2007£538k£770k+43.1%2.5
GFC & correction2009–2012£590k£820k+39%1.3
Brexit uncertainty2019–2019£1.36m£1.36m+0%1
Rate-rise correction2022–2023£1.45m£1.57m+8.6%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
12.1%
District
11.8%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
15.1 min walk
Alexandra Palace

Nearby stations

Highgate Underground StationNorthern
16 min walk
Alexandra PalaceNational Rail
21 min walk
East Finchley Underground StationNorthern
23 min walk
Wood Green Underground StationPiccadilly
28 min walk
Bounds Green Underground StationPiccadilly
29 min walk
No bus stops within 400m

44

Walkability score

54

Footpaths (500m)

0

Santander docks (800m)

3.2 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

14

Car parks (800m)

8

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)388
Nearest car park193m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
347m
🅿️
Alexandra Palace Garden Centre· no
458m
🅿️
Grove Car Park84 spaces· donation
568m
🅿️
Fairground154 spaces
685m

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: 6.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 34%
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

THE MUSWELL HILL PRACTICE

54 MUSWELL HILL, N10 3ST

5 min walk

88%

Recommend GP

88%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

98

Parks (1km)

23

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

44

Sports (1km)

0

Convenience

Nearest supermarketGreens on the Hill · 426 m
33 tennis courts1 swimming pools4 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)

1.4km

Post office

Nearby shops

Pierre Alix404 m
Cured425 m
The Hampstead Butcher432 m
Priory News443 m

Nearby cafes

Time 2 Chill348 m
Little Dinosaurs354 m
Rosetta365 m
Crocodile Cafe412 m

Nearby restaurants

Sushi Zone380 m
Il Porcino381 m
The Fish Palace385 m
Le Cozy388 m

Nearby pubs

The Famous Royal Oak195 m
Bonafide Studio248 m
Victoria Stakes311 m
The Mossy Well365 m

Nearby gyms

PureGym283 m
The Good Rooms365 m
Zero Gravity Pilates367 m
=Results375 m

Nearby health

The Muswell Hill Practice375 m
No 18 - Dental Surgery452 m
Park Road Dental Practice743 m
Food hygiene (5-star)78% of 69

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

JACMAX LIMITED
TOUR DE FORCE WORLD CHAMPIONSHIP LIMITED

Investment

Investment grade, yield and market outlook

44

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

34.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,605m
Crossrail 2 route4,634m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,774 nationally

1,546

Est. population

6,732/km²

68%

Employed

65%

Degree educated

£53,000

Median income

4.1%

Claimant rate

SuburbanMedium densityEstablished mixed

40

Community stability

Age profile

19%
22%
26%
19%
14%
Under 1819%
18–3422%
35–4926%
50–6419%
65+14%

Tenure

23%
26%
36%
15%
Own outright23%
Own (mortgage)26%
Private rent36%
Social rent15%
Shared ownership0%

Ethnicity

47%
26%
White British47%
White Other26%
Asian7%
Black7%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine12%
No car household42%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent36%
Social rent15%

vs. London

Income vs London+26.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
5
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
1
Under construction
0
Completed (3yr)
2
Largest scheme
34 homes · 56, 56, Muswell Hill, N10 3ST
Pipeline pressure
LOW

Named schemes (500m)

56, 56, Muswell Hill, N10 3ST34 homes
completed
77 The Penthouse, 77, Muswell Hill, N10 3PJ27 homes
completed
Connaught House, 10-27, Connaught House, 10-27, Connaught Gardens, N10 3LH26 homes
completed
LAND BETWEEN, LAND BETWEEN, SPRINGFIELD AVENUE, GROVE LODGE, MUSWELL HILL, N1016 homes
completed
30, 30, Muswell Hill, London, N10 3TA12 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 3PT

Full postcodeN10 3PT
Postcode districtN10
BoroughLondon Borough of Haringey
WardMuswell Hill
Latitude51.588105
Longitude-0.138440
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