Muswell Hill · Haringey · Hornsey and Friern Barnet constituency · 51.59072, -0.14275

N10 3SA— Muswell Hill, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 24/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
71
Safety
69
Schools
90
Transport
24
Environment
100
Investment
42

The bottom line

N10 3SA 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 catch: 51 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N10 3SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+26.2% vs London avg
vs London crime+111.0% vs London avg

Deep-dive guides for N10 3SA

🛡️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 3SA 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 · 3 min walk

KS2: 107.7

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 8 min walk

P8: +0.52A8: 58.4

100% of local schools rated Good or Outstanding · based on 14 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

98

Road safety score

2

Accidents (5yr)

4

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.2km

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£4,710/m²
Price per ft²£438/ft²
Avg floor area100.4 m²

EPC breakdown

C
9%
D
9%
E
5%

Based on 23 properties · Confidence: medium

Street mix

Terraced 5%Flat 81%Other 14%

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£251,000
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)
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

1997–2025 · CAGR

+6.6%

Total change

+502%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.4%

per year

Acceleration

-89.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 18 sales

Property Type Mix

Total: 18 sales

Terraced5.6%
Flat/maisonette94.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£57k£85k+50.4%1
Post-dot-com plateau2001–2004£97k£158k+62.9%1.3
Pre-crash peak2006–2006£340k£340k+0%4
GFC & correction2008–2009£247k£385k+55.9%1
Help-to-Buy recovery2016–2016£284k£284k+0%2
Brexit uncertainty2018–2018£725k£725k+0%1
Pandemic surge2021–2021£365k£365k+0%1
Current market2024–2025£552k£340k-38.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3% alpha

Flat/maisonette-3% α
Local
2.7%
District
5.7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
17.5 min walk
New Southgate

Nearby stations

Highgate Underground StationNorthern
19 min walk
East Finchley Underground StationNorthern
20 min walk
Bounds Green Underground StationPiccadilly
28 min walk
Wood Green Underground StationPiccadilly
30 min walk
New SouthgateNational Rail
33 min walk
No bus stops within 400m

63

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

11

Car parks (800m)

10

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)238
Nearest car park94m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
94m
🅿️
Grove Car Park84 spaces· donation
588m
🅿️
Alexandra Palace Garden Centre· no
628m

Connectivity

Broadband and mobile coverage

48%

Full fibre

48%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed252 Mbps
Median download29 Mbps
Superfast coverage48%
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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.8 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

THE MUSWELL HILL PRACTICE

54 MUSWELL HILL, N10 3ST

1 min walk

88%

Recommend GP

88%

Overall GP experience

2

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

24

Restaurants (800m)

21

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

24

Sports (1km)

4

Convenience

Nearest supermarketGreens on the Hill · 115 m
13 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

2.3km

Post office

Nearby shops

Pierre Alix40 m
The Hampstead Butcher108 m
Dunns190 m
Turntable Bakery244 m

Nearby cafes

Crocodile Cafe75 m
Costa93 m
Beans and Blues95 m
Rosetta99 m

Nearby restaurants

Pret A Manger29 m
Sae Woo44 m
Akatuki57 m
Ratatouille84 m

Nearby pubs

The Mossy Well71 m
Bonafide Studio176 m
Belmeis245 m
The Famous Royal Oak282 m

Nearby gyms

Total Boxer92 m
The Good Rooms122 m
PureGym134 m
Drop Gym217 m

Nearby pharmacies

Abbot Pharmacy1.1 km

Nearby health

The Muswell Hill Practice136 m
No 18 - Dental Surgery198 m
Food hygiene (5-star)77% of 85

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

MH OPTICAL LIMITED
MUSWELL HILL DIY LIMITED
PHONE REPAIR LTD
PHONELOVE LTD
QOQOFACTORY.AI LIMITED

+2 more

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 score28/100
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

8/100

Velocity score

Future outlook

61.5

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,963m
Crossrail 2 route4,977m

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)
11
Development activity
high
Residential apps (800m)
8
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)
0

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)

56, 56, Muswell Hill, N10 3ST34 homes
completed
77 The Penthouse, 77, Muswell Hill, N10 3PJ27 homes
completed
Raglan Hall Hotel 8-12, Raglan Hall Hotel 8-12, Queens Avenue, N10 3NR18 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 3SA

Full postcodeN10 3SA
Postcode districtN10
BoroughLondon Borough of Haringey
WardMuswell Hill
Latitude51.590718
Longitude-0.142751
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
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Office
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