Muswell Hill · Haringey · Hornsey and Friern Barnet constituency · 51.58574, -0.14171

N10 3UN— Muswell Hill, Haringey

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

The family fortress

 

Top 8% LondonSchools 100%Safety 83/100Transport 30/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
74
Safety
83
Schools
90
Transport
30
Environment
87
Investment
33

The bottom line

N10 3UN offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 46 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 3UN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+26.2% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for N10 3UN

🛡️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 3UN 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 · 8 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.0 incidents per 1,000 residents

Better than 59% of London
→ Stable

-34% vs borough

Crime by type

Vehicle crime32%
Other28%
Anti-social behaviour19%
Violence & sexual offences11%
Burglary8%
Drug offences1%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.0km

Crime is 17% below 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£5,201/m²
Price per ft²£483/ft²
Avg floor area133.6 m²

EPC breakdown

C
9%
D
14%
E
6%

Based on 29 properties · Confidence: medium

Street mix

Semi 23%Terraced 29%Flat 49%

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£334,000
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)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,465
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+504%

Market Activity

Price Velocity & Acceleration

Current Velocity

-75.1%

per year

Acceleration

-94.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached22.9%
Terraced28.6%
Flat/maisonette48.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£109k£196k+79.6%2.5
Post-dot-com plateau2003–2003£229k£229k+0%2
Pre-crash peak2005–2006£825k£1.09m+32.4%1
GFC & correction2008–2012£286k£985k+244.4%1.3
Help-to-Buy recovery2013–2014£362k£1.52m+321.9%1
Brexit uncertainty2017–2019£1.20m£650k-45.8%2
Pandemic surge2021–2021£653k£653k+0%2
Rate-rise correction2022–2022£2.23m£2.23m+0%2
Current market2024–2025£2.65m£660k-75.1%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
7.8%
District
7.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing5
Trend Position100

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
11.2 min walk
Alexandra Palace

Nearby stations

Highgate Underground StationNorthern
12 min walk
East Finchley Underground StationNorthern
20 min walk
Alexandra PalaceNational Rail
25 min walk
Archway Underground StationNorthern
29 min walk
Crouch Hill Rail StationSuffragette
29 min walk
No bus stops within 400m

41

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★46 min
Waterloo46 min ↑
Canary Wharf57 min ↑
City50 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

9

Car parks (800m)

8

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)150
Nearest car park305m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Summerland Gardens Car Park90 spaces· yes
465m

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 waterMEDIUM
Medium
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: 6.3 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.6 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

7 min walk

88%

Recommend GP

88%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNuffield Health Highgate Hospital · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

21

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

49

Sports (1km)

0

Convenience

Nearest supermarketPlanet Organic · 498 m
35 tennis courts2 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby shops

Muswell Hill Express386 m
Dunns462 m
The Hampstead Butcher500 m
Turntable Bakery505 m

Nearby cafes

Cherry Blossom Cafe385 m
Joe & The Juice497 m
Bob's Cafe498 m
Redemption Roasters500 m

Nearby restaurants

Fornaaro Pizzeria385 m
Toffs470 m
Giggling Squid499 m
Yien505 m

Nearby pubs

The Famous Royal Oak295 m
Bonafide Studio409 m
The Mossy Well548 m
Victoria Stakes556 m

Nearby gyms

Wood Vale Lawn Tennis Club382 m
=Results387 m
PureGym452 m
North Middlesex Cricket Club482 m

Nearby pharmacies

Hayward Pharmacy984 m

Nearby health

No 18 - Dental Surgery453 m
The Muswell Hill Practice600 m
N6 Dental967 m
N6 Dental Platinum993 m
Food hygiene (5-star)75% of 68

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

55 WOODLAND RISE (N10) LIMITED
6 LANCASTER ROAD MANAGEMENT COMPANY LIMITED
GORMGROUP LTD
OPEN LONDON & UK CIC
PEOPLE ANALYTICS AND PLANNING SOCIETY LTD.

Investment

Investment grade, yield and market outlook

33

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

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

8/100

Velocity score

Future outlook

55.5

Price growth score

C
Medium

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,411m
Crossrail 2 route4,828m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,167 nationally

1,369

Est. population

8,969/km²

60%

Employed

71%

Degree educated

£53,000

Median income

2.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

21%
15%
21%
21%
22%
Under 1821%
18–3415%
35–4921%
50–6421%
65+22%

Tenure

41%
28%
22%
Own outright41%
Own (mortgage)28%
Private rent22%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

56%
22%
White British56%
White Other22%
Asian6%
Black4%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine6%
No car household32%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent22%
Social rent9%

vs. London

Income vs London+26.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
6
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)
1

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
1
Largest scheme
34 homes · 56, 56, Muswell Hill, N10 3ST
Pipeline pressure
LOW

Named schemes (500m)

Connaught House, 10-27, Connaught House, 10-27, Connaught Gardens, N10 3LH26 homes
completed
9, 9, Cranley Gardens, N10 3AA9 homes
completed
30, 30, Church Crescent, N10 3NE8 homes
completed
50, 50, Church Crescent, N107 homes
completed
1-4 Connaught House, 38, 1-4 Connaught House, 38, Connaught Gardens, N107 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 3UN

Full postcodeN10 3UN
Postcode districtN10
BoroughLondon Borough of Haringey
WardMuswell Hill
Latitude51.585738
Longitude-0.141712
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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