Highgate · Haringey · Hampstead and Highgate constituency · 51.57578, -0.14363

N6 5BS— Highgate, Haringey

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

The family fortress

 

Top 10% LondonSchools 100%Safety 77/100Transport 52/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
73
Safety
77
Schools
95
Transport
52
Environment
88
Investment
45

The bottom line

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

The catches: very high noise — check proximity to rail lines and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how N6 5BS scores on each.

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Location

N6 5BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+20.2% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for N6 5BS

🛡️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 5BS 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 · 10 min walk

KS2: 109.4

★★

Secondary

St Aloysius' College

Good · Inspected Jun 2022 · 9 min walk

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.0 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+9% vs borough

Crime by type

Other22%
Anti-social behaviour19%
Violence & sexual offences17%
Vehicle crime16%
Theft11%
Robbery8%
Burglary7%
Drug offences0%

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.6km

Crime is +37% 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£10,773/m²
Price per ft²£1,001/ft²
Avg floor area61.8 m²

EPC breakdown

C
27%
D
16%
E
4%

Based on 47 properties · Confidence: high

Street mix

Semi 11%Terraced 42%Flat 47%

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£154,500
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 EAnnual charge £2,465
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.4%

Total change

+747%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.0%

per year

Acceleration

+89.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached11.1%
Terraced38.9%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£180k+132.6%1.8
Post-dot-com plateau2001–2001£200k£200k+0%1
Pre-crash peak2005–2005£403k£403k+0%1
GFC & correction2010–2012£300k£780k+160%1
Help-to-Buy recovery2014–2015£403k£930k+130.8%1
Pandemic surge2021–2021£468k£468k+0%1
Current market2025–2025£655k£655k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Highgate Underground StationNorthern
3 min walk
Archway Underground StationNorthern
16 min walk
Upper Holloway Rail StationSuffragette
21 min walk
Upper HollowayNational Rail
21 min walk
Crouch Hill Rail StationSuffragette
24 min walk
No bus stops within 400m

35

Walkability score

92

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★41 min
Waterloo41 min ↑
Canary Wharf52 min ↑
City45 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)

9

EV chargers (800m)

Total spaces (800m)30
Nearest car park191m
Santander docks (800m)0
Nearest cycle dock2.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 97% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.2 km away✗ Not Green Belt✗ Not AONB59% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.9 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

14 min walk

0

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

17

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

23

Sports (1km)

4

Convenience

Nearest supermarketM&S Food · 1.3 km
13 tennis courts9 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)

631m

Post office

Nearby shops

S&S High Gate Store230 m
Co-op Food274 m
Fonseca's Deli284 m
N6 Fresh Market298 m

Nearby cafes

Highgate Cafe203 m
Be'la Cafe250 m
Café Noir253 m
Freyja329 m

Nearby restaurants

Iro Sushi50 m
Cool Carrot59 m
Paya188 m
Cocoro204 m

Nearby pubs

The Boogaloo69 m
Night Cafe249 m
The Winchester301 m
The Woodman327 m

Nearby gyms

Alex Jordan Personal Training192 m
=Results1.2 km

Nearby pharmacies

Hayward Pharmacy341 m

Nearby health

The Sanctuary227 m
N6 Dental Platinum290 m
Highgate Chiropractic435 m
N6 Dental450 m
Food hygiene (5-star)70% of 74

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

45

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 score23/100
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

64.2

Price growth score

C
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,393m
Crossrail 2 route4,895m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,258 nationally

1,439

Est. population

9,905/km²

65%

Employed

74%

Degree educated

£50,500

Median income

3.1%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

17%
22%
23%
20%
17%
Under 1817%
18–3422%
35–4923%
50–6420%
65+17%

Tenure

31%
23%
38%
Own outright31%
Own (mortgage)23%
Private rent38%
Social rent6%
Shared ownership0%
Rent free0%

Ethnicity

56%
25%
White British56%
White Other25%
Asian6%
Black4%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine6%
No car household43%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent38%
Social rent6%

vs. London

Income vs London+20.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
102
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
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
2
Under construction
0
Completed (3yr)
8
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)

24A, 24A, CHURCH CRESCENT, N1045 homes
completed
191-201, 191-201, Archway Road, N6 5BN25 homes
completed
LAND AT, LAND AT, CHOLMELEY DENE, COPLEY DENE, N621 homes
completed
12, 12, SHEPHERDS HILL, N615 homes
completed
274, 274, Archway Road, N6 5AU7 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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Compare Haringey with nearby boroughs:

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Key facts for N6 5BS

Full postcodeN6 5BS
Postcode districtN6
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.575778
Longitude-0.143634
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