Highgate · Haringey · Hampstead and Highgate constituency · 51.56958, -0.14109

N6 5LF— Highgate, Haringey

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

The practical family move

 

Top 13% LondonSchools 100%Safety 77/100Transport 49/100~3% 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
77
Schools
95
Transport
49
Environment
75
Investment
44

The bottom line

N6 5LF 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.

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

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Location

N6 5LF

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 5LF

🛡️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 5LF 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 · 1 min walk

KS2: 109.4

★★

Secondary

St Aloysius' College

Good · Inspected Jun 2022 · 2 min walk

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 14 min walk

6 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.9km

Crime is +33% above London average

Property

12 Jun

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£1,372/m²
Price per ft²£127/ft²
Avg floor area95.1 m²

EPC breakdown

C
19%
D
18%
E
6%

Based on 43 properties · Confidence: high

Street mix

Flat 97%Other 3%

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£237,750
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)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,465
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.4%

Total change

+640%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.8%

per year

Acceleration

+51.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 36 sales

Property Type Mix

Total: 36 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£181k+132.8%2
Post-dot-com plateau2001–2004£235k£173k-26.4%1.7
Pre-crash peak2005–2006£204k£216k+5.9%1
GFC & correction2008–2012£309k£275k-11.1%2
Help-to-Buy recovery2013–2016£428k£648k+51.5%2
Brexit uncertainty2017–2019£420k£660k+57.1%1
Pandemic surge2021–2021£435k£435k+0%2
Rate-rise correction2022–2023£400k£575k+43.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
6.8%
District
7.2%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Archway Underground StationNorthern line
7.6 min walk
Upper Holloway

Nearby stations

Archway Underground StationNorthern
8 min walk
Highgate Underground StationNorthern
12 min walk
Upper Holloway Rail StationSuffragette
13 min walk
Upper HollowayNational Rail
13 min walk
Tufnell Park Underground StationNorthern
18 min walk
No bus stops within 400m

45

Walkability score

107

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria ★36 min
Waterloo37 min ↓
Canary Wharf47 min ↑
City42 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 park273m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Hamlyn Hill
559m

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: 4.5 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

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

5 min walk

4

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 371 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

19

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

19

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 626 m
11 tennis courts7 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

405m

Post office

Nearby shops

A1 Food & Wine363 m
Murugan Cash & Carry399 m
JZ Food & Wine442 m
Co-op Food461 m

Nearby cafes

Lauderdale House Cafe172 m
Archie's231 m
Jan's265 m
U Dessert402 m

Nearby restaurants

Lauderdale House Restaurant161 m
Fabrizio238 m
Domino's243 m
Sushi Wa251 m

Nearby pubs

Brendan The Navigator67 m
Charlotte Despard338 m
The Duke's Head361 m
The Village Square395 m

Nearby gyms

Archway Leisure Centre580 m
Alex Jordan Personal Training877 m

Nearby pharmacies

Hayward Pharmacy1.0 km

Nearby health

Highgate Mental Health Centre333 m
Highgate Chiropractic344 m
The Whittington Hospital349 m
The Sanctuary516 m
Food hygiene (5-star)72% of 75

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

44

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

67.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,683m
Crossrail 2 route4,616m

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)
91
Live planning apps (800m)
60
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
5
Local approval rate
92%
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
1
Under construction
0
Completed (3yr)
46
Largest scheme
150 homes · 327, Highgate Hill, London
Pipeline pressure
LOW

Named schemes (500m)

191-201, 191-201, Archway Road, N6 5BN25 homes
completed
FORMER GEORGE ORWELL SCHOOL ANNEXE, 16, FORMER GEORGE ORWELL SCHOOL ANNEXE, 1625 homes
completed
LAND AT, LAND AT, CHOLMELEY DENE, COPLEY DENE, N621 homes
completed
BETHANIE NURSING HOME, 12, BETHANIE NURSING HOME, 1216 homes
completed
Furnival House, 50, Furnival House, 50, Cholmeley Park, N6 5EW15 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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Key facts for N6 5LF

Full postcodeN6 5LF
Postcode districtN6
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.569578
Longitude-0.141087
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