Highgate · Haringey · Hampstead and Highgate constituency · 51.58017, -0.15620

N6 4EA— Highgate, Haringey

Location and area intelligence for N6 4EA, Highgate, Haringey

The family fortress

 

Schools 100%Safety 73/100Transport 32/100~3% 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
63
Safety
73
Schools
95
Transport
32
Environment
97
Investment
34

The bottom line

N6 4EA offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catches: 48 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

N6 4EA

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+16.0% vs London avg

Deep-dive guides for N6 4EA

🛡️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 N6 4EA 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 · 2 min walk

KS2: 109.6

★★

Secondary

Fortismere School

Good · Inspected Apr 2022 · 18 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 · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.1 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 421.7%

-8% vs borough

Crime by type

Other26%
Violence & sexual offences24%
Vehicle crime18%
Anti-social behaviour14%
Burglary8%
Drug offences4%
Robbery3%
Theft3%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Finchley Fire Station · 2.5km

Crime is +16% 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.

N6 district median

£565,060

Based on 49 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£8,629/m²
Price per ft²£802/ft²
Avg floor area49.4 m²

EPC breakdown

C
9%
D
41%
E
7%
F
1%

Based on 58 properties · Confidence: high

Street mix

Terraced 74%Flat 23%Other 2%

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
Rebuild cost estimate£123,500
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)
GlazingPartial double glazing
Council tax band Band EAnnual charge £2,465
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5%

Total change

+315%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.8%

per year

Acceleration

+111.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 42 sales

Property Type Mix

Total: 42 sales

Terraced76.2%
Flat/maisonette23.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£103k£110k+6.7%1.5
Post-dot-com plateau2001–2004£201k£241k+20.2%2
Pre-crash peak2005–2007£311k£483k+55.6%2.7
GFC & correction2008–2012£195k£495k+153.8%1.4
Help-to-Buy recovery2013–2015£543k£810k+49.3%1.3
Brexit uncertainty2017–2019£750k£688k-8.3%2
Pandemic surge2021–2021£750k£750k+0%3
Rate-rise correction2022–2023£790k£855k+8.2%1
Current market2024–2025£294k£428k+45.8%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
8.3%
District
7.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
HighgateNorthern line
9.2 min walk
Gospel Oak

Nearby stations

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

45

Walkability score

122

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★48 min
Waterloo50 min ↑
Canary Wharf59 min ↑
City52 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

3

Car parks (800m)

3

EV chargers (800m)

Nearest car park151m
Santander docks (800m)0
Nearest cycle dock2.7 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 km away✗ Not Green Belt✗ Not AONB91% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.5 km

Energy

Solar: 850 kWh/kWp/yr

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE MUSWELL HILL PRACTICE

54 MUSWELL HILL, N10 3ST

20 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalNuffield Health Highgate Hospital · 396 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

50

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Highgate Inn (552 m)

Nearest supermarketDacha Russian and Eastern European Shop · 258 m
30 tennis courts13 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)

1.3km

Post office

Nearby shops

Hops 'n' Pops540 m
Bishops News546 m
Margot Bakery586 m
North Hill Food & Wine595 m

Nearby cafes

Aroma Cafe217 m
Pavillion Cafe501 m
Vanilla Cafe522 m
Queen's Wood Café702 m

Nearby restaurants

Shahi Pakwaan224 m
Tops Pizza250 m
Dacha Russian Restaurant and Deli254 m
MegaGrill581 m

Nearby pubs

The Highgate Inn552 m
The Bull638 m
The Woodman687 m
The Wrestlers735 m

Nearby gyms

pH.7124 m
FITT Studio226 m
Clean Body Health Personal Training246 m
Stormont Lawn Tennis and Squash Club346 m

Nearby pharmacies

Hayward Pharmacy664 m
C W Andrews1.0 km

Nearby health

Nuffield Health Highgate Hospital396 m
N6 Dental558 m
N6 Dental Platinum715 m
The Finchley Dentist918 m
Food hygiene (5-star)77% of 17

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

E

High street health

Investment

Investment grade, yield and market outlook

34

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score16/100
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

40.5

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,157m
Crossrail 2 route5,793m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,076 nationally

1,597

Est. population

6,068/km²

59%

Employed

64%

Degree educated

£44,200

Median income

3.1%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

22%
15%
24%
21%
18%
Under 1822%
18–3415%
35–4924%
50–6421%
65+18%

Tenure

26%
22%
22%
29%
Own outright26%
Own (mortgage)22%
Private rent22%
Social rent29%
Shared ownership1%

Ethnicity

51%
20%
White British51%
White Other20%
Asian7%
Black9%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine11%
No car household42%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Social rent29%
Private rent22%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
23
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
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)
2

Housing pipeline (800m)

Homes approved
13
Under construction
0
Completed (3yr)
0
Largest scheme
82 homes · Former Police Station, Magistrates' Court and Telfer House,, Former Police Station, Magistrates' Court and Telfer House,, Archway Road, Bishops Road, Church Road, Highgate, N6 4NW
Pipeline pressure
LOW

Named schemes (500m)

103-107 North Hill, Hornsey, London, N6 4DP, North Hill, N6 4DP9 homes
not_started
Highcroft, North Hill, London, N6 4RD6 homes
completed
63, 63, Talbot Road, N6 4QX6 homes
completed
443, Archway Road, London, N6 4HT, 443, N6 4HT5 homes
completed
24, 24, Great North Road, N6 4LU5 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
14,970
Constituency
Hampstead and Highgate

Councillors

Scott EmeryLib Dems
Nick Da CostaLib Dems
Eva Marie BellGreen

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Key facts for N6 4EA

Full postcodeN6 4EA
Postcode districtN6
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.580166
Longitude-0.156199
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