Crouch End · Haringey · Hampstead and Highgate constituency · 51.57406, -0.13409

N6 5ND— Crouch End, Haringey

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

The family fortress

 

Schools 100%Safety 78/100Transport 32/100Low yield 3.40%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
63
Safety
78
Schools
90
Transport
32
Environment
78
Investment
47

The bottom line

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

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

Less suited to Car-free commuters.

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Location

N6 5ND

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 5ND

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N6 5ND 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 · 3 min walk

KS2: 103.5

★★

Secondary

St Aloysius' College

Good · Inspected Jun 2022 · 7 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 · 8 min walk

4 primaries · 3 secondaries · 1 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 · 1.5km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area159.5 m²

EPC breakdown

D
1%
E
1%

Based on 2 properties · Confidence: very_low

Street mix

Semi 21%Detached 79%

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£398,750
Rebuild cost per m²£2,500/m²

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

Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+8.6%

Total change

+687%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.2%

per year

Acceleration

+23.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 14 sales

Property Type Mix

Total: 14 sales

Detached78.6%
Semi-detached21.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£193k£377k+94.8%2.5
Post-dot-com plateau2004–2004£535k£535k+0%1
Help-to-Buy recovery2013–2015£963k£1.10m+14.3%1
Pandemic surge2021–2021£1.52m£1.52m+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+17.8% alpha

Detached+17.8% α
Local
21.9%
District
4.1%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
11.5 min walk
Upper Holloway

Nearby stations

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

19

Walkability score

38

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

2

Car parks (800m)

13

EV chargers (800m)

Nearest car park373m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
373m

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: 4.9 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 25%
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

9 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 · 912 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

9

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

30

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Winchester (474 m)

Nearest supermarketM&S Food · 993 m
26 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)

1.1km

Post office

Nearby shops

Becky's Convenience Store373 m
Tarn Bakery383 m
Express Supermarket389 m
Whitehall Wines409 m

Nearby cafes

Luciano's Coffee397 m
Freyja491 m
Merro518 m
Archie's759 m

Nearby restaurants

Ember & Cork394 m
Oak Chinese & Pizza404 m
Bombay Rickshaw441 m
Seven Bro's443 m

Nearby pubs

The Winchester474 m
The Village Square483 m
Night Cafe506 m
Charlotte Despard658 m

Nearby gyms

Coolhurst Tennis & Squash Club328 m
3Tribes711 m
=Results741 m
Islington Boxing Club778 m

Nearby pharmacies

Beena Pharmacy790 m
Amy Pharmacy981 m
Pharmacia Naturale1.0 km

Nearby health

Highgate Chiropractic441 m
The Sanctuary517 m
Crouch End Orthodontics690 m
The Whittington Hospital901 m
Food hygiene (5-star)64% of 28

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

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 score17/100
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

27.6

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,018m
Crossrail 2 route4,224m

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)
6
Live planning apps (800m)
85
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
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
4
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
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

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Key facts for N6 5ND

Full postcodeN6 5ND
Postcode districtN6
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.574062
Longitude-0.134093
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