Highgate · Haringey · Hampstead and Highgate constituency · 51.58141, -0.15769

N2 0BU— Highgate, Haringey

Location and area intelligence for N2 0BU, Highgate, Haringey

The family fortress

 

Schools 100%Safety 78/100Transport 31/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
66
Safety
78
Schools
95
Transport
31
Environment
100
Investment
39

The bottom line

N2 0BU offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby; 47 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N2 0BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+5.2% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for N2 0BU

🛡️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 N2 0BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Highgate Primary School

Outstanding · Inspected May 2024 · 4 min walk

KS2: 109.6

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 17 min walk

P8: +0.52A8: 58.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.9 incidents per 1,000 residents

Better than 70% of London
↑ Rising 252.4%

from a low base — still below London average

-50% vs borough

Crime by type

Vehicle crime30%
Other19%
Violence & sexual offences18%
Anti-social behaviour14%
Burglary14%
Theft3%
Robbery3%
Drug offences1%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Finchley Fire Station · 2.4km

Crime is 37% 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.

N2 district median

£522,500

Based on 94 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,171/m²
Price per ft²£573/ft²
Avg floor area82.3 m²

EPC breakdown

B
1%
C
15%
D
13%
E
7%
F
1%
G
1%

Based on 38 properties · Confidence: high

Street mix

Detached 2%Flat 98%

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 yield850 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£205,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
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

+5.9%

Total change

+451%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.5%

per year

Acceleration

+35.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 57 sales

Property Type Mix

Total: 57 sales

Detached1.8%
Flat/maisonette98.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£89k£150k+68.5%2.3
Post-dot-com plateau2001–2003£205k£250k+21.9%4
Pre-crash peak2005–2007£186k£294k+58%3.7
GFC & correction2008–2012£240k£262k+9.4%1.2
Help-to-Buy recovery2013–2016£400k£375k-6.2%2.2
Brexit uncertainty2018–2019£430k£325k-24.4%2
Pandemic surge2020–2021£525k£434k-17.3%1
Rate-rise correction2023–2023£490k£490k+0%1
Current market2024–2025£410k£490k+19.5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
7%
District
8.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
East Finchley Underground StationNorthern line
9.8 min walk
Gospel Oak

Nearby stations

East Finchley Underground StationNorthern
10 min walk
Highgate Underground StationNorthern
12 min walk
Archway Underground StationNorthern
30 min walk
Golders Green Underground StationNorthern
34 min walk
Upper Holloway Rail StationSuffragette
35 min walk
No bus stops within 400m

47

Walkability score

118

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria ★47 min
Waterloo47 min ↑
Canary Wharf58 min ↑
City51 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

2

Car parks (800m)

2

EV chargers (800m)

Nearest car park168m
Santander docks (800m)0
Nearest cycle dock2.8 km

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: 12.0 µg/m³
Better than 97% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.6 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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 yield849.7 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

RUTLAND HOUSE SURGERY

40 COLNEY HATCH LANE, N10 1DU

22 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalNuffield Health Highgate Hospital · 532 m
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

63

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

45

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Highgate Inn (706 m)

Nearest supermarketDacha Russian and Eastern European Shop · 87 m
26 tennis courts12 swimming pools3 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)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Bottles ‘N’ Jars495 m
Hops 'n' Pops694 m
Bishops News700 m
Margot Bakery741 m

Nearby cafes

Aroma Cafe53 m
Pavillion Cafe553 m
Vanilla Cafe676 m
Dan & Decarlo803 m

Nearby restaurants

Shahi Pakwaan54 m
Tops Pizza77 m
Dacha Russian Restaurant and Deli82 m
The Engine Room514 m

Nearby pubs

The Highgate Inn706 m
The Old White Lion746 m
The Bull811 m
The Wrestlers908 m

Nearby gyms

FITT Studio56 m
Clean Body Health Personal Training73 m
Stormont Lawn Tennis and Squash Club225 m
pH.7243 m

Nearby pharmacies

Hayward Pharmacy820 m
C W Andrews839 m
Oakdale Pharmacy1.1 km

Nearby health

Nuffield Health Highgate Hospital532 m
N6 Dental712 m
The Finchley Dentist759 m
ARCENDO761 m
Food hygiene (5-star)71% of 14

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

39

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score18/100
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

51.7

Price growth score

C
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,325m
Crossrail 2 route5,904m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,999 nationally

1,809

Est. population

6,777/km²

63%

Employed

64%

Degree educated

£44,200

Median income

2.7%

Claimant rate

SuburbanMedium densityEstablished mixed

41

Community stability

Age profile

21%
20%
25%
16%
18%
Under 1821%
18–3420%
35–4925%
50–6416%
65+18%

Tenure

30%
24%
37%
Own outright30%
Own (mortgage)24%
Private rent37%
Social rent8%
Shared ownership0%

Ethnicity

44%
24%
14%
White British44%
White Other24%
Asian14%
Black4%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine9%
No car household34%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent37%
Social rent8%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
100%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
15
Under construction
0
Completed (3yr)
8
Largest scheme
29 homes · FORTIS GREEN RESERVOIR SITE, FORTIS GREEN RESERVOIR SITE, SOUTHERN ROAD, N2
Pipeline pressure
LOW

Named schemes (500m)

24, 24, Great North Road, N6 4LU5 homes
completed
54, 54, Great North Road, N6 4LT4 homes
completed
40, 40, Great North Road, N6 4LU4 homes
completed
494, 494, Archway Road, Hornsey, N6 4NA3 homes
completed
492, 492, Archway Road, N6 4NA3 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
12.7%
Ward turnout
51%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Scott EmeryLib Dems
Nick Da CostaLib Dems
Eva Marie BellGreen

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Key facts for N2 0BU

Full postcodeN2 0BU
Postcode districtN2
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.581413
Longitude-0.157693
Parliamentary constituencyHampstead and Highgate
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