Crouch End · Haringey · Hampstead and Highgate constituency · 51.57493, -0.13342

N6 5DG— Crouch End, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 87/100Transport 31/100Low yield 3.40%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
69
Safety
87
Schools
60
Transport
31
Environment
78
Investment
45

The bottom line

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

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N6 5DG meets your needs.

Location

N6 5DG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+22.6% vs London avg
vs London crime-56.0% vs London avg

Deep-dive guides for N6 5DG

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N6 5DG with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How N6 5DG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Whitehall Park School

Not yet inspected · 4 min walk

KS2: 103.5

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 9 min walk

P8: +0.31A8: 51.5

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 · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

28.4 incidents per 1,000 residents

Better than 80% of London
→ Stable

-65% vs borough

Crime by type

Vehicle crime35%
Violence & sexual offences22%
Other17%
Burglary13%
Theft7%
Anti-social behaviour4%
Drug offences2%
Robbery0%

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 56% below London average

Property

Prices, sales volume and market trends

Avg floor area56.3 m²

EPC breakdown

C
1%
D
2%

Based on 3 properties · Confidence: low

Street mix

Flat 100%

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

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£140,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFull secondary glazing
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2015 · CAGR

+10.5%

Total change

+636%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.8%

per year

Acceleration

+44.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£61k£123k+102.5%1.3
Post-dot-com plateau2001–2004£158k£206k+30.4%1.3
Pre-crash peak2006–2006£235k£235k+0%1
GFC & correction2011–2011£275k£275k+0%1
Help-to-Buy recovery2015–2015£445k£445k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.5% alpha

Flat/maisonette+3.5% α
Local
16.3%
District
12.8%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

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
12.7 min walk
Upper Holloway

Nearby stations

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

19

Walkability score

42

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)

12

EV chargers (800m)

Nearest car park268m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
268m
🅿️
Crouch Hall Road Car Park· yes
761m

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: 28%
More green space than 82% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.5 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

3

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

43

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Winchester (537 m)

Nearest supermarketM&S Food · 1.1 km
35 tennis courts3 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)

2

Cinemas (2km)

966m

Post office

Nearby shops

Tarn Bakery419 m
Express Supermarket425 m
Londis439 m
Becky's Convenience Store466 m

Nearby cafes

Merro464 m
Luciano's Coffee487 m
Freyja560 m
Brunch on the Hill673 m

Nearby restaurants

Ember & Cork430 m
Subway434 m
Oak Chinese & Pizza441 m
Seven Bro's526 m

Nearby pubs

The Winchester537 m
The Village Square556 m
Night Cafe561 m
The Railway Tavern692 m

Nearby gyms

Coolhurst Tennis & Squash Club225 m
3Tribes628 m
=Results653 m
Islington Boxing Club806 m

Nearby pharmacies

Beena Pharmacy700 m
Boots779 m
Petter Pharmacy866 m
Amy Pharmacy875 m

Nearby health

Highgate Chiropractic525 m
The Sanctuary569 m
Crouch End Orthodontics605 m
Treehouse Dental766 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

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

38.3

Price growth score

D
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,099m
Crossrail 2 route4,183m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,833 nationally

1,622

Est. population

9,473/km²

69%

Employed

73%

Degree educated

£51,500

Median income

2.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

46

Community stability

Age profile

22%
16%
28%
21%
Under 1822%
18–3416%
35–4928%
50–6421%
65+12%

Tenure

28%
33%
30%
Own outright28%
Own (mortgage)33%
Private rent30%
Social rent8%
Shared ownership1%

Ethnicity

57%
24%
White British57%
White Other24%
Asian6%
Black3%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine6%
No car household39%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent30%
Social rent8%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
79
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)
6

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
8
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
Sunnyside Service Station, 87, Sunnyside Road, London, N19 3SL41 homes
completed
16-18, 16-18, STANHOPE ROAD, N620 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

Live in N6 5DG? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N6 5DG.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

Similar postcodes

Frequently asked questions

📍 Track N6 5DG

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N6 5DG

Full postcodeN6 5DG
Postcode districtN6
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.574932
Longitude-0.133422
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