Highgate · Haringey · Hampstead and Highgate constituency · 51.57289, -0.14859

N6 5EB— Highgate, Haringey

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

The family fortress

 

Top 13% LondonSchools 100%Safety 72/100Transport 47/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
72
Schools
95
Transport
47
Environment
78
Investment
40

The bottom line

N6 5EB 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: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N6 5EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+5.2% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for N6 5EB

🛡️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 5EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

St Michael's CofE Voluntary Aided Primary School

Outstanding · Inspected Jun 2023 · 2 min walk

KS2: 109.5

★★

Secondary

St Aloysius' College

Good · Inspected Jun 2022 · 10 min walk

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.0 incidents per 1,000 residents

Higher crime than 62% of London
↑ Rising 1471.4%

+0% vs borough

Crime by type

Vehicle crime31%
Other26%
Burglary14%
Violence & sexual offences12%
Anti-social behaviour9%
Theft5%
Robbery4%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 2.3km

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£15,387/m²
Price per ft²£1,430/ft²
Avg floor area137.8 m²

EPC breakdown

C
2%
D
6%

Based on 8 properties · Confidence: low

Street mix

Terraced 87%Detached 13%

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£344,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, insulated (assumed)
Heating fuelmains gas (not community)
GlazingSome double glazing
Council tax band Band GAnnual charge £3,362
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.7%

Total change

+547%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.5%

per year

Acceleration

-67.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 23 sales

Property Type Mix

Total: 23 sales

Detached13%
Terraced87%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£350k£678k+93.6%1.3
Post-dot-com plateau2003–2004£870k£1.38m+58%1.5
Pre-crash peak2006–2007£890k£1.77m+99.4%1
GFC & correction2009–2012£975k£1.52m+55.9%2
Help-to-Buy recovery2013–2015£1.61m£2.70m+68%1.5
Brexit uncertainty2017–2017£2.12m£2.12m+0%2
Rate-rise correction2022–2023£2.10m£3.00m+42.9%1
Current market2025–2025£2.27m£2.27m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.4% alpha

Terraced-2.4% α
Local
6.5%
District
8.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing8
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Highgate Underground StationNorthern line
6.6 min walk
Gospel Oak

Nearby stations

Highgate Underground StationNorthern
7 min walk
Archway Underground StationNorthern
16 min walk
Upper Holloway Rail StationSuffragette
21 min walk
Tufnell Park Underground StationNorthern
24 min walk
East Finchley Underground StationNorthern
24 min walk
No bus stops within 400m

36

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

2.1 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

5

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)30
Nearest car park66m
Santander docks (800m)0
Nearest cycle dock2.1 km

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: 5.1 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 46%
More green space than 81% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.4 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

BROOKFIELD PARK SURGERY

68 CHESTER ROAD, N19 5BZ

14 min walk

86%

Recommend GP

86%

Overall GP experience

2

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 970 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

13

Restaurants (800m)

9

Cafes (800m)

8

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

46

Sports (1km)

0

Convenience

Nearest supermarketDacha Russian and Eastern European Shop · 1.2 km
31 tennis courts13 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

8

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

299m

Post office

Nearby shops

North Hill Food & Wine374 m
S&S High Gate Store498 m
Co-op Food503 m
Fonseca's Deli515 m

Nearby cafes

The Highgate Pantry219 m
Highgate Urban Baristas224 m
Caffè Nero232 m
U Dessert305 m

Nearby restaurants

Centuno197 m
Kipling's258 m
Turquiose Kitchen264 m
PizzaExpress286 m

Nearby pubs

Red Lion & Sun120 m
The Gatehouse193 m
The Crown198 m
Prince of Wales226 m

Nearby gyms

Mallinson Sports Centre471 m
Alex Jordan Personal Training489 m
pH.7942 m

Nearby pharmacies

Hayward Pharmacy537 m

Nearby health

The Sanctuary509 m
N6 Dental Platinum517 m
N6 Dental596 m
Highgate Chiropractic596 m
Food hygiene (5-star)71% of 68

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

40

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 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

65.5

Price growth score

B
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,209m
Crossrail 2 route5,097m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,617 nationally

1,341

Est. population

2,773/km²

57%

Employed

69%

Degree educated

£44,200

Median income

1.7%

Claimant rate

Inner cityLow densityYoung professionals

53

Community stability

Age profile

27%
20%
21%
20%
Under 1827%
18–3412%
35–4920%
50–6421%
65+20%

Tenure

45%
26%
21%
Own outright45%
Own (mortgage)26%
Private rent21%
Social rent7%
Shared ownership1%

Ethnicity

57%
21%
White British57%
White Other21%
Asian10%
Black2%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine6%
No car household27%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent21%
Social rent7%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
250
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
6
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)
3

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
2
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)

LAND AT, LAND AT, CHOLMELEY DENE, COPLEY DENE, N621 homes
completed
65 & 67, 65 & 67, North Road, Highgate, N6 4BJ8 homes
completed
Southwood Hospital, Southwood Hospital, Southwood Lane, N67 homes
completed
4-8, 4-8, Highgate High Street, N6 5JL4 homes
completed
12, 12, The Grove, N6 6LB4 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 5EB

Full postcodeN6 5EB
Postcode districtN6
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.572888
Longitude-0.148586
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