Highgate · Haringey · Hampstead and Highgate constituency · 51.57149, -0.13889

N6 5BH— Highgate, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 40/100~3% 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
69
Safety
84
Schools
95
Transport
40
Environment
79
Investment
43

The bottom line

N6 5BH 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 and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N6 5BH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+20.2% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for N6 5BH

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N6 5BH 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 · 5 min walk

KS2: 109.4

★★

Secondary

St Aloysius' College

Good · Inspected Jun 2022 · 2 min walk

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.5 incidents per 1,000 residents

Better than 63% of London
→ Stable

-40% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences21%
Other18%
Vehicle crime14%
Burglary7%
Drug offences3%
Robbery3%
Theft1%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 2.1km

Crime is 24% 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.

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£10,920/m²
Price per ft²£1,014/ft²
Avg floor area41 m²

EPC breakdown

B
1%
C
29%
D
26%
E
5%

Based on 61 properties · Confidence: high

Street mix

Terraced 21%Flat 79%

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
Rebuild cost estimate£102,500
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 DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.3%

Total change

+613%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.3%

per year

Acceleration

+41.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 38 sales

Property Type Mix

Total: 38 sales

Terraced21.1%
Flat/maisonette78.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£67k£110k+64.4%2
Post-dot-com plateau2001–2004£340k£250k-26.6%2.8
Pre-crash peak2006–2007£211k£205k-2.6%1.5
GFC & correction2008–2012£280k£234k-16.4%1
Help-to-Buy recovery2014–2016£428k£425k-0.6%1.5
Brexit uncertainty2019–2019£565k£565k+0%2
Pandemic surge2021–2021£319k£319k+0%1
Rate-rise correction2022–2023£520k£402k-22.8%1.5
Current market2024–2024£475k£475k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+12.1% alpha

Weakest performer

Flat/maisonette

+0.5% alpha

Terraced+12.1% α
Local
25%
District
12.9%
Flat/maisonette+0.5% α
Local
6.9%
District
6.4%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Archway Underground StationNorthern
9 min walk
Highgate Underground StationNorthern
10 min walk
Upper Holloway Rail StationSuffragette
14 min walk
Upper HollowayNational Rail
14 min walk
Crouch Hill Rail StationSuffragette
19 min walk
No bus stops within 400m

34

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

2.0 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

5

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)30
Nearest car park526m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Hamlyn Hill
678m

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: 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: 4.7 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% 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

7 min walk

6

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 557 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

19

Restaurants (800m)

5

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

26

Sports (1km)

3

Convenience

Nearest supermarketM&S Food · 741 m
19 tennis courts6 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)

558m

Post office

Nearby shops

Murugan Cash & Carry218 m
JZ Food & Wine269 m
Co-op Food306 m
Becky's Convenience Store392 m

Nearby cafes

Freyja252 m
Archie's392 m
Lauderdale House Cafe406 m
Jan's416 m

Nearby restaurants

Bombay Rickshaw138 m
Seven Bro's157 m
Sushi Handroll193 m
Impasto210 m

Nearby pubs

The Village Square230 m
The Winchester281 m
Brendan The Navigator328 m
Night Cafe332 m

Nearby gyms

Archway Leisure Centre716 m
Coolhurst Tennis & Squash Club764 m
Alex Jordan Personal Training767 m

Nearby pharmacies

Hayward Pharmacy911 m

Nearby health

Highgate Chiropractic145 m
The Sanctuary355 m
The Whittington Hospital539 m
Highgate Mental Health Centre587 m
Food hygiene (5-star)80% of 61

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

43

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

4/100

Velocity score

Future outlook

62.4

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,837m
Crossrail 2 route4,539m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,357 nationally

1,537

Est. population

13,410/km²

75%

Employed

73%

Degree educated

£50,500

Median income

3.8%

Claimant rate

Inner cityHigh densityYoung professionals

33

Community stability

Age profile

17%
28%
26%
20%
Under 1817%
18–3428%
35–4926%
50–6420%
65+9%

Tenure

18%
24%
50%
Own outright18%
Own (mortgage)24%
Private rent50%
Social rent8%
Shared ownership0%

Ethnicity

48%
28%
White British48%
White Other28%
Asian9%
Black5%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine7%
No car household55%
Unemployed5%
No qualifications7%

Housing tenure (Census 2021)

Private rent50%
Social rent8%

vs. London

Income vs London+20.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
40
Live planning apps (800m)
86
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
3
Local approval rate
92%
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)
11
Largest scheme
150 homes · 327, Highgate Hill, London
Pipeline pressure
LOW

Named schemes (500m)

FORMER GEORGE ORWELL SCHOOL ANNEXE, 16, FORMER GEORGE ORWELL SCHOOL ANNEXE, 1625 homes
completed
191-201, 191-201, Archway Road, N6 5BN25 homes
completed
16-18, 16-18, STANHOPE ROAD, N620 homes
completed
BETHANIE NURSING HOME, 12, BETHANIE NURSING HOME, 1216 homes
completed
Furnival House, 50, Furnival House, 50, Cholmeley Park, N6 5EW15 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 5BH

Full postcodeN6 5BH
Postcode districtN6
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.571485
Longitude-0.138888
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