Highgate · Haringey · Hampstead and Highgate constituency · 51.58031, -0.15481

N6 4RL— Highgate, Haringey

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

The family fortress

 

Schools 100%Safety 73/100Transport 37/100~3% 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
65
Safety
73
Schools
95
Transport
37
Environment
97
Investment
37

The bottom line

N6 4RL 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 4RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
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 4RL

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N6 4RL 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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 28 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.0km

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£5,741/m²
Price per ft²£533/ft²
Avg floor area95.8 m²

EPC breakdown

C
5%
D
6%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 4%Terraced 89%Detached 4%Flat 4%

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£239,500
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,465
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+630%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.7%

per year

Acceleration

+52.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 26 sales

Property Type Mix

Total: 26 sales

Detached3.8%
Semi-detached3.8%
Terraced88.5%
Flat/maisonette3.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£120k+70.8%1.7
Post-dot-com plateau2001–2004£131k£562k+328.2%1.5
Pre-crash peak2006–2007£310k£785k+153.2%1.5
GFC & correction2008–2008£925k£925k+0%1
Help-to-Buy recovery2013–2016£1.10m£455k-58.6%1.2
Pandemic surge2021–2021£1.32m£1.32m+0%2
Rate-rise correction2022–2022£546k£546k+0%1
Current market2025–2025£515k£515k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.7% alpha

Terraced+1.7% α
Local
8.4%
District
6.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

73out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing18
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
HighgateNorthern line
8.2 min walk
Gospel Oak

Nearby stations

Highgate Underground StationNorthern
9 min walk
East Finchley Underground StationNorthern
13 min walk
Archway Underground StationNorthern
27 min walk
Upper Holloway Rail StationSuffragette
32 min walk
Gospel Oak Rail StationMildmay · Suffragette
35 min walk
No bus stops within 400m

43

Walkability score

125

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

4

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)30
Nearest car park125m
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
NoiseMEDIUM
road
MODERATE
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 — 1.6 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

19 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalNuffield Health Highgate Hospital · 436 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

86

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

51

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Highgate Inn (472 m)

Nearest supermarketDacha Russian and Eastern European Shop · 320 m
31 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)

1.2km

Post office

Nearby shops

Hops 'n' Pops459 m
Bishops News465 m
Margot Bakery506 m
North Hill Food & Wine557 m

Nearby cafes

Aroma Cafe266 m
Pavillion Cafe410 m
Vanilla Cafe441 m
Queen's Wood Café604 m

Nearby restaurants

Shahi Pakwaan275 m
Tops Pizza310 m
Dacha Russian Restaurant and Deli315 m
MegaGrill502 m

Nearby pubs

The Highgate Inn472 m
The Bull603 m
The Woodman606 m
The Wrestlers693 m

Nearby gyms

pH.732 m
FITT Studio279 m
Clean Body Health Personal Training305 m
Stormont Lawn Tennis and Squash Club348 m

Nearby pharmacies

Hayward Pharmacy585 m

Nearby health

Nuffield Health Highgate Hospital436 m
N6 Dental477 m
N6 Dental Platinum637 m
The Finchley Dentist935 m
Food hygiene (5-star)69% of 26

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

37

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,135m
Crossrail 2 route5,697m

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

Inner cityMedium densityYoung professionals

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)
26
Live planning apps (800m)
9
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
63, 63, Talbot Road, N6 4QX6 homes
completed
Highcroft, North Hill, London, N6 4RD6 homes
completed
443, Archway Road, London, N6 4HT, 443, N6 4HT5 homes
completed
101, 101, North Hill, N64 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 4RL

Full postcodeN6 4RL
Postcode districtN6
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.580306
Longitude-0.154808
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