Crouch End · Haringey · Hampstead and Highgate constituency · 51.57484, -0.13439

N6 5DF— Crouch End, Haringey

Location and area intelligence for N6 5DF, Crouch End, Haringey

The family fortress

 

Schools 100%Safety 78/100Transport 31/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
78
Schools
90
Transport
31
Environment
78
Investment
37

The bottom line

N6 5DF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N6 5DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+22.6% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for N6 5DF

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

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Postcode Personality

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“The family fortress”

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How N6 5DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Whitehall Park School

Not yet inspected · 4 min walk

KS2: 103.5

★★

Secondary

St Aloysius' College

Good · Inspected Jun 2022 · 8 min walk

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 8 min walk

4 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

81.8 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

0% vs borough

Crime by type

Other24%
Violence & sexual offences18%
Anti-social behaviour17%
Vehicle crime15%
Burglary11%
Theft8%
Drug offences4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.4km

Crime is +26% 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£20,062/m²
Price per ft²£1,864/ft²
Avg floor area157.1 m²

EPC breakdown

C
2%
D
3%
G
2%

Based on 7 properties · Confidence: low

Street mix

Semi 60%Terraced 20%Detached 20%

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£392,750
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 CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+9.3%

Total change

+1221%

Market Activity

Price Velocity & Acceleration

Current Velocity

+95.0%

per year

Acceleration

+82.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Detached20%
Semi-detached60%
Terraced20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£222k£365k+64.8%1.5
Post-dot-com plateau2003–2004£615k£540k-12.2%1
Pre-crash peak2007–2007£1.31m£1.31m+0%1
GFC & correction2010–2010£1.54m£1.54m+0%1
Help-to-Buy recovery2015–2015£1.33m£1.33m+0%1
Brexit uncertainty2017–2017£1.50m£1.50m+0%1
Current market2025–2025£2.92m£2.92m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Archway Underground StationNorthern line
12.5 min walk
Upper Holloway

Nearby stations

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

19

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

2.2 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

4

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)30
Nearest car park321m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
321m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.0 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 10%
More green space than 82% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.4 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

ST JOHNS WAY MEDICAL CENTRE

96 ST. JOHN'S WAY, N19 3RN

10 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 986 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

115

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

37

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Winchester (470 m)

Nearest supermarketM&S Food · 1.1 km
33 tennis courts2 swimming pools2 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)

2

Cinemas (2km)

1.0km

Post office

Nearby shops

Tarn Bakery456 m
Becky's Convenience Store462 m
Express Supermarket462 m
Murugan Cash & Carry466 m

Nearby cafes

Luciano's Coffee486 m
Freyja493 m
Merro531 m
Brunch on the Hill738 m

Nearby restaurants

Seven Bro's462 m
Bombay Rickshaw463 m
Sushi Handroll463 m
Ember & Cork467 m

Nearby pubs

The Winchester470 m
The Village Square490 m
Night Cafe493 m
The Boogaloo663 m

Nearby gyms

Coolhurst Tennis & Squash Club282 m
3Tribes695 m
=Results718 m
Islington Boxing Club848 m

Nearby pharmacies

Beena Pharmacy764 m
Amy Pharmacy924 m
Pharmacia Naturale978 m

Nearby health

Highgate Chiropractic463 m
The Sanctuary501 m
Crouch End Orthodontics671 m
Treehouse Dental829 m
Food hygiene (5-star)70% of 30

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

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

33

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,107m
Crossrail 2 route4,249m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,190 nationally

1,749

Est. population

9,661/km²

67%

Employed

67%

Degree educated

£51,500

Median income

4.8%

Claimant rate

SuburbanHigh densityMixed

33

Community stability

Age profile

16%
22%
28%
19%
15%
Under 1816%
18–3422%
35–4928%
50–6419%
65+15%

Tenure

17%
18%
38%
20%
Own outright17%
Own (mortgage)18%
Private rent38%
Social rent20%
Shared ownership7%
Rent free0%

Ethnicity

43%
27%
White British43%
White Other27%
Asian6%
Black10%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine12%
No car household59%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent38%
Social rent20%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
86
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
2
Local approval rate
70%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
10
Largest scheme
136 homes · Roden Court, 113-115, Roden Court, 113-115, Hornsey Lane, N6 5NL
Pipeline pressure
LOW

Named schemes (500m)

Roden Court, 113-115, Roden Court, 113-115, Hornsey Lane, N6 5NL136 homes
completed
Whitehall Park School, 106, Hornsey Lane, London, N6 5EP46 homes
completed
109-111, 109-111, HORNSEY LANE, N644 homes
completed
16-18, 16-18, STANHOPE ROAD, N620 homes
completed
58 Jameson Lodge, 58 Jameson Lodge, Shepherds Hill, N6 5RW5 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
14.2%
Ward turnout
54%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Luke Cawley-HarrisonLib Dems
Fiona Orford-WilliamsLib Dems
Imad AhmedLib Dems

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Key facts for N6 5DF

Full postcodeN6 5DF
Postcode districtN6
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.574840
Longitude-0.134392
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