Muswell Hill · Haringey · Hornsey and Friern Barnet constituency · 51.58747, -0.13419

N10 3TH— Muswell Hill, Haringey

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

The family fortress

 

Schools 100%Safety 71/100Transport 21/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
63
Safety
71
Schools
90
Transport
21
Environment
100
Investment
36

The bottom line

N10 3TH 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 3TH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N10 3TH

🛡️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 3TH 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 · 7 min walk

KS2: 107.7

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 8 min walk

P8: +0.31A8: 51.5

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 23 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

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Hornsey Fire Station · 496m

Crime is +33% above 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£12,035/m²
Price per ft²£1,118/ft²
Avg floor area63.3 m²

EPC breakdown

D
2%
E
4%

Based on 6 properties · Confidence: low

Street mix

Detached 17%Other 83%

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£158,250
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £600k–£700k · P75: £600k–£700k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2025–2025£615k£615k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Sales Volume75

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
16.2 min walk
Alexandra Palace

Nearby stations

Highgate Underground StationNorthern
17 min walk
Alexandra PalaceNational Rail
19 min walk
Wood Green Underground StationPiccadilly
25 min walk
East Finchley Underground StationNorthern
27 min walk
Crouch Hill Rail StationSuffragette
27 min walk
No bus stops within 400m

52

Walkability score

108

Footpaths (500m)

0

Santander docks (800m)

3.1 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

15

Car parks (800m)

7

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)328
Nearest car park105m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Alexandra Palace Garden Centre· no
391m
🅿️
Fairground154 spaces
505m
🅿️
Grove Car Park84 spaces· donation
585m
🅿️
Summerland Gardens Car Park90 spaces· yes
639m

Connectivity

Broadband and mobile coverage

100%

Full fibre

67%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed367 Mbps
Median download375 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 waterMEDIUM
Medium
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: 6.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.1 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

8 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 2.0 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

124

Parks (1km)

6

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

56

Sports (1km)

2

Convenience

Nearest supermarketThe Co-op · 104 m
42 tennis courts3 swimming pools6 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)

2

Cinemas (2km)

1.1km

Post office

Nearby shops

Cured122 m
Priory News140 m
Pierre Alix673 m
Venus Foods and Wine719 m

Nearby cafes

Time 2 Chill47 m
Alexandra Palace Garden Centre Cafe441 m
Little Dinosaurs499 m
The Grove Café560 m

Nearby restaurants

Il Porcino78 m
Le Cozy85 m
Sushi Zone102 m
The Fish Palace110 m

Nearby pubs

Victoria Stakes14 m
The Priory114 m
The Famous Royal Oak497 m
Bonafide Studio540 m

Nearby gyms

Zero Gravity Pilates64 m
=Results72 m
North Middlesex Cricket Club296 m
Wood Vale Lawn Tennis Club389 m

Nearby pharmacies

Pharmacia Naturale761 m
Amy Pharmacy889 m

Nearby health

Park Road Dental Practice483 m
The Muswell Hill Practice616 m
No 18 - Dental Surgery754 m
Vale Practice888 m
Food hygiene (5-star)78% of 27

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

IXLAN LIMITED
JW TREASURE & SONS LTD
OCTJ2014 LTD

Investment

Investment grade, yield and market outlook

36

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

4/100

Velocity score

Future outlook

44.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,466m
Crossrail 2 route4,332m

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)
4
Live planning apps (800m)
5
Development activity
medium
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
56 homes · Former Hornsey Central Hospital, Former Hornsey Central Hospital, Park Road, N8
Pipeline pressure
NONE

Named schemes (500m)

Electricity Sub Station rear of 110 and 112, Electricity Sub Station rear of 110 and 112, Priory Road, Muswell Hill, N85 homes
completed
2 and 3, 2 and 3, Farrer Mews, London, N8 8NE3 homes
completed
Rear of, 3, Rear of, 3, Muswell Hill, N103 homes
completed
220, 220, Park Road, Crouch End, N8 8JX3 homes
completed
51, 51, Farrer Road, N8 8LD2 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 3TH

Full postcodeN10 3TH
Postcode districtN10
BoroughLondon Borough of Haringey
WardMuswell Hill
Latitude51.587471
Longitude-0.134193
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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