Highgate · Haringey · Hampstead and Highgate constituency · 51.57275, -0.14011

N6 5BB— Highgate, Haringey

Location and area intelligence for N6 5BB, Highgate, Haringey

The family fortress

 

Schools 100%Safety 80/100Transport 41/100Yield 3.95%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
68
Safety
80
Schools
95
Transport
41
Environment
81
Investment
44

The bottom line

N6 5BB offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £485,575 median — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N6 5BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-6.6% vs London avg
vs London income+20.2% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for N6 5BB

🛡️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 N6 5BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

St Joseph's Catholic Primary School

Outstanding · Inspected Nov 2023 · 6 min walk

KS2: 109.4

★★

Secondary

St Aloysius' College

Good · Inspected Jun 2022 · 4 min walk

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 12 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

64.5 incidents per 1,000 residents

Better than 50% of London
→ Stable

-21% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour22%
Other18%
Burglary12%
Vehicle crime11%
Theft4%
Drug offences2%
Robbery0%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.8km

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£485,575

Median sale price

7% below London median

£485,575 is 7% below the London median (£520,000)

-20.5%

This year

Flat

Dominant type

Price history

5-year change
+79.2%
Sales (24 months)6
New build0.0%
Avg flat£485,575
Price per m²£9,810/m²
Price per ft²£911/ft²
Avg floor area53.9 m²

EPC breakdown

B
1%
C
27%
D
28%
E
9%

Based on 65 properties · Confidence: high

Street mix

Terraced 16%Flat 73%Other 11%

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

Stamp duty

Standard buyer£11,779
First-time buyerFTB
£3,029
Additional propertyBTL/2nd
£26,346

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.6×

Price-to-income

£2,429/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£134,750
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 DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+510%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.5%

per year

Acceleration

+1.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 55 sales

Property Type Mix

Total: 55 sales

Terraced18.2%
Flat/maisonette81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£150k+112.8%2.4
Post-dot-com plateau2001–2004£147k£199k+35.4%4.2
Pre-crash peak2005–2007£168k£236k+40.9%3
GFC & correction2008–2008£220k£220k+0%1
Help-to-Buy recovery2013–2016£276k£443k+60.2%2
Brexit uncertainty2017–2017£470k£470k+0%1
Pandemic surge2020–2020£326k£326k+0%2
Rate-rise correction2022–2022£691k£691k+0%2
Current market2024–2025£541k£430k-20.5%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+9.6% alpha

Weakest performer

Flat/maisonette

+1.6% alpha

Terraced+9.6% α
Local
24%
District
14.4%
Flat/maisonette+1.6% α
Local
6.9%
District
5.3%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Highgate Underground StationNorthern line
8 min walk
Upper Holloway

Nearby stations

Highgate Underground StationNorthern
8 min walk
Archway Underground StationNorthern
11 min walk
Upper Holloway Rail StationSuffragette
16 min walk
Upper HollowayNational Rail
16 min walk
Crouch Hill Rail StationSuffragette
20 min walk
No bus stops within 400m

31

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria ★42 min
Waterloo45 min ↑
Canary Wharf53 min ↑
City46 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

6

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)30
Nearest car park547m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
775m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 10.0 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: 4.9 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 37%
More green space than 91% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.0 km

Energy

Solar: 849 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 yield849.3 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WHITTINGTON HEALTH (HARINGEY)

MAGDALA AVENUE, N19 5NF

9 min walk

3

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 702 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

16

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

24

Sports (1km)

3

Convenience

Nearest supermarketM&S Food · 903 m
15 tennis courts8 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

528m

Post office

Nearby shops

Murugan Cash & Carry53 m
JZ Food & Wine104 m
Co-op Food142 m
Becky's Convenience Store518 m

Nearby cafes

Freyja90 m
Lauderdale House Cafe457 m
U Dessert529 m
Archie's539 m

Nearby restaurants

Seven Bro's8 m
Bombay Rickshaw27 m
Sushi Handroll29 m
Impasto51 m

Nearby pubs

The Village Square69 m
The Winchester116 m
Night Cafe167 m
Brendan The Navigator421 m

Nearby gyms

Alex Jordan Personal Training604 m
Coolhurst Tennis & Squash Club740 m
Archway Leisure Centre874 m

Nearby pharmacies

Hayward Pharmacy749 m

Nearby health

Highgate Chiropractic20 m
The Sanctuary190 m
The Whittington Hospital682 m
Highgate Mental Health Centre691 m
Food hygiene (5-star)84% of 56

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

44

Investment score

Moderate

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score20/100
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

62

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,997m
Crossrail 2 route4,631m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,058 nationally

1,458

Est. population

19,024/km²

79%

Employed

76%

Degree educated

£50,500

Median income

3.7%

Claimant rate

Inner cityVery high densityYoung professionals

31

Community stability

Age profile

37%
31%
Under 1812%
18–3437%
35–4931%
50–6412%
65+7%

Tenure

15%
25%
53%
Own outright15%
Own (mortgage)25%
Private rent53%
Social rent7%
Shared ownership0%
Rent free0%

Ethnicity

48%
30%
White British48%
White Other30%
Asian8%
Black3%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine8%
No car household55%
Unemployed4%
No qualifications4%

Housing tenure (Census 2021)

Private rent53%
Social rent7%

vs. London

Income vs London+20.2%
Price vs London-6.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
46
Live planning apps (800m)
64
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
3
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)
4

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
10
Largest scheme
46 homes · Whitehall Park School, 106, Hornsey Lane, London, N6 5EP
Pipeline pressure
LOW

Named schemes (500m)

191-201, 191-201, Archway Road, N6 5BN25 homes
completed
LAND AT, LAND AT, CHOLMELEY DENE, COPLEY DENE, N621 homes
completed
BETHANIE NURSING HOME, 12, BETHANIE NURSING HOME, 1216 homes
completed
Furnival House, 50, Furnival House, 50, Cholmeley Park, N6 5EW15 homes
completed
156, 156, Archway Road, N6 5BH8 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£485,575)

£11,779

Standard buyer

£3,029

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Haringey with nearby boroughs:

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Key facts for N6 5BB

Full postcodeN6 5BB
Postcode districtN6
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.572754
Longitude-0.140106
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