Muswell Hill · Haringey · Hornsey and Friern Barnet constituency · 51.59049, -0.13769

N10 3SU— Muswell Hill, Haringey

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

The family fortress

 

Schools 100%Safety 71/100Transport 19/100Low yield 3.12%

Best for: Families

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

Liveability
67
Safety
71
Schools
90
Transport
19
Environment
100
Investment
44

The bottom line

N10 3SU 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: 52 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N10 3SU

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 3SU

🛡️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 3SU 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 · 2 min walk

KS2: 107.7

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 13 min walk

P8: +0.31A8: 51.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 28 min walk

3 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hornsey Fire Station · 851m

Crime is +33% above London average

Property

Prices, sales volume and market trends

Avg floor area92.2 m²

EPC breakdown

C
2%
D
13%
E
4%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 3%Terraced 3%Detached 12%Flat 77%Other 6%

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£230,500
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+8.5%

Total change

+802%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.1%

per year

Acceleration

-7.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 32 sales

Property Type Mix

Total: 32 sales

Detached12.5%
Semi-detached3.1%
Terraced3.1%
Flat/maisonette81.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£133k£325k+144.4%1.4
Post-dot-com plateau2001–2004£266k£290k+8.9%1.8
Pre-crash peak2005–2007£335k£505k+50.7%1.3
GFC & correction2008–2012£625k£583k-6.8%2.5
Help-to-Buy recovery2013–2016£540k£755k+39.8%1
Brexit uncertainty2018–2018£865k£865k+0%3
Pandemic surge2020–2020£660k£660k+0%1
Rate-rise correction2022–2023£915k£1.20m+31.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
7.3%
District
8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
18.3 min walk
Alexandra Palace

Nearby stations

Alexandra PalaceNational Rail
18 min walk
Highgate Underground StationNorthern
19 min walk
East Finchley Underground StationNorthern
24 min walk
Bounds Green Underground StationPiccadilly
26 min walk
Wood Green Underground StationPiccadilly
26 min walk
No bus stops within 400m

49

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

3.3 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)

9

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)392
Nearest car park144m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Alexandra Palace Garden Centre· no
282m
🅿️
Grove Car Park84 spaces· donation
314m
🅿️
Summerland Gardens Car Park90 spaces· yes
343m
🅿️
Fairground154 spaces
551m
🅿️
East Car Park· donation
780m

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: 6.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

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

3 min walk

88%

Recommend GP

88%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 2.0 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

100

Parks (1km)

21

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

46

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bonafide Studio (279 m)

Nearest supermarketGreens on the Hill · 285 m
33 tennis courts1 swimming pools4 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)

1.2km

Post office

Nearby shops

Pierre Alix317 m
The Hampstead Butcher430 m
Dunns494 m
Cured512 m

Nearby cafes

Little Dinosaurs90 m
The Grove Café179 m
Rosetta256 m
Alexandra Palace Garden Centre Cafe310 m

Nearby restaurants

Franco Manca270 m
PizzaExpress282 m
Akatuki299 m
Sae Woo313 m

Nearby pubs

Bonafide Studio279 m
The Mossy Well281 m
The Famous Royal Oak339 m
Victoria Stakes427 m

Nearby gyms

The Good Rooms238 m
PureGym274 m
Total Boxer417 m
Zero Gravity Pilates461 m

Nearby health

The Muswell Hill Practice233 m
No 18 - Dental Surgery497 m
Park Road Dental Practice897 m
Food hygiene (5-star)80% of 70

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

DIRECT FUNDING INTERNATIONAL LTD
KORNY WORLD LTD
PIXWELL LTD
SUZANNE ELLIOTT 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 score23/100
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

32.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,849m
Crossrail 2 route4,629m

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
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
7
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)
0

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
LAND BETWEEN, LAND BETWEEN, SPRINGFIELD AVENUE, GROVE LODGE, MUSWELL HILL, N1016 homes
completed
30, 30, Muswell Hill, London, N10 3TA12 homes
completed
GROVE LODGE, 17, GROVE LODGE, 17, MUSWELL HILL, N1011 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 3SU

Full postcodeN10 3SU
Postcode districtN10
BoroughLondon Borough of Haringey
WardMuswell Hill
Latitude51.590485
Longitude-0.137693
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
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