Highgate · Haringey · Hampstead and Highgate constituency · 51.57054, -0.14463

N6 5EN— Highgate, Haringey

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 44/100~3% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
70
Safety
77
Schools
95
Transport
44
Environment
75
Investment
47

The bottom line

N6 5EN 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: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N6 5EN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+20.2% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for N6 5EN

🛡️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🔒 Very Safe

“The practical family move”

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How N6 5EN 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 · 4 min walk

KS2: 109.4

★★

Secondary

St Aloysius' College

Good · Inspected Jun 2022 · 5 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.3 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+6% vs borough

Crime by type

Other35%
Vehicle crime18%
Violence & sexual offences13%
Anti-social behaviour10%
Burglary8%
Theft7%
Robbery5%
Drug offences4%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 2.0km

Crime is +33% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£9,359/m²
Price per ft²£869/ft²
Avg floor area99.2 m²

EPC breakdown

C
19%
D
16%
E
5%

Based on 40 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£248,000
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 (community)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,465
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+526%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.2%

per year

Acceleration

-34.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 99 sales

Property Type Mix

Total: 99 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£135k£270k+100%4.5
Post-dot-com plateau2001–2004£278k£440k+58.4%3.5
Pre-crash peak2005–2007£435k£442k+1.6%4.3
GFC & correction2008–2012£614k£705k+14.8%3.6
Help-to-Buy recovery2013–2016£778k£1.25m+60.8%2
Brexit uncertainty2017–2019£1.05m£1.04m-0.7%2.3
Pandemic surge2020–2021£1.02m£1.18m+14.6%2
Rate-rise correction2022–2022£1.25m£1.25m+0%2
Current market2024–2025£1.26m£845k-33.2%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
6.3%
District
6.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
9.4 min walk
Gospel Oak

Nearby stations

Highgate Underground StationNorthern
10 min walk
Archway Underground StationNorthern
11 min walk
Upper Holloway Rail StationSuffragette
16 min walk
Tufnell Park Underground StationNorthern
20 min walk
Gospel Oak Rail StationMildmay · Suffragette
22 min walk
No bus stops within 400m

41

Walkability score

146

Footpaths (500m)

0

Santander docks (800m)

2.0 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

4

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)30
Nearest car park314m
Santander docks (800m)0
Nearest cycle dock2.0 km

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
NoiseLOW
none
Quieter 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 AONB17% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 1.6 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

4

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 593 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

116

Parks (1km)

20

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

27

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 872 m
16 tennis courts10 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)

148m

Post office

Nearby shops

Murugan Cash & Carry405 m
Co-op Food416 m
JZ Food & Wine422 m
A1 Food & Wine630 m

Nearby cafes

U Dessert147 m
Lauderdale House Cafe165 m
Caffè Nero226 m
Highgate Urban Baristas242 m

Nearby restaurants

PizzaExpress130 m
Lauderdale House Restaurant156 m
Turquiose Kitchen240 m
Impasto381 m

Nearby pubs

The Duke's Head100 m
The Angel Inn210 m
Brendan The Navigator259 m
The Crown294 m

Nearby gyms

Alex Jordan Personal Training712 m
Archway Leisure Centre818 m

Nearby pharmacies

Hayward Pharmacy817 m
M. Simmonds Pharmacy1.1 km

Nearby health

Highgate Chiropractic393 m
Highgate Mental Health Centre446 m
The Sanctuary460 m
The Whittington Hospital569 m
Food hygiene (5-star)69% of 87

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

47

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 score24/100
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

65.3

Price growth score

B
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,867m
Crossrail 2 route4,778m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,906 nationally

1,414

Est. population

5,460/km²

68%

Employed

76%

Degree educated

£50,500

Median income

3.3%

Claimant rate

Inner cityMedium densityYoung professionals

43

Community stability

Age profile

18%
23%
21%
22%
17%
Under 1818%
18–3423%
35–4921%
50–6422%
65+17%

Tenure

32%
27%
36%
Own outright32%
Own (mortgage)27%
Private rent36%
Social rent6%
Shared ownership1%

Ethnicity

57%
24%
White British57%
White Other24%
Asian6%
Black3%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine5%
No car household39%
Unemployed4%
No qualifications5%

Housing tenure (Census 2021)

Private rent36%
Social rent6%

vs. London

Income vs London+20.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
225
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
3
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
53 homes · Site bounded by, Site bounded by, Chester Road, Balmore Street and Raydon Street, N19
Pipeline pressure
NONE

Named schemes (500m)

191-201, 191-201, Archway Road, N6 5BN25 homes
completed
LAND AT, LAND AT, CHOLMELEY DENE, COPLEY DENE, N621 homes
completed
Furnival House, 50, Furnival House, 50, Cholmeley Park, N6 5EW15 homes
completed
10, 10, Causton Road, N6 5ES4 homes
completed
4-8, 4-8, Highgate High Street, N6 5JL4 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 5EN

Full postcodeN6 5EN
Postcode districtN6
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.570542
Longitude-0.144626
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