Highgate · Haringey · Hampstead and Highgate constituency · 51.57278, -0.13733

N6 5PB— Highgate, Haringey

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

The family fortress

 

Schools 100%Safety 84/100Transport 38/100~3% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

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

Liveability
68
Safety
84
Schools
90
Transport
38
Environment
78
Investment
46

The bottom line

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

The catch: 4 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 5PB 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 5PB meets your needs.

Location

N6 5PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+20.2% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for N6 5PB

🛡️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 5PB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How N6 5PB 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 · 4 min walk

KS2: 103.5

★★

Secondary

St Aloysius' College

Good · Inspected Jun 2022 · 4 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 · 10 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.5 incidents per 1,000 residents

Better than 63% of London
→ Stable

-40% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences21%
Other18%
Vehicle crime14%
Burglary7%
Drug offences3%
Robbery3%
Theft1%

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: Hornsey Fire Station · 1.7km

Crime is 24% below 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£9,873/m²
Price per ft²£917/ft²
Avg floor area140.7 m²

EPC breakdown

C
4%
D
15%
E
8%
F
1%
G
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 17%Terraced 30%Detached 4%Flat 49%

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£351,750
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)
GlazingPartial double glazing
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.6%

Total change

+586%

Market Activity

Price Velocity & Acceleration

Current Velocity

-64.9%

per year

Acceleration

-88.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 53 sales

Property Type Mix

Total: 53 sales

Detached3.8%
Semi-detached17%
Terraced30.2%
Flat/maisonette49.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£205k+134.3%2.5
Post-dot-com plateau2001–2002£170k£403k+137.4%1.5
Pre-crash peak2005–2006£374k£700k+87.2%2.5
GFC & correction2009–2012£239k£320k+33.9%1.7
Help-to-Buy recovery2013–2016£1.40m£921k-34.2%1.8
Brexit uncertainty2017–2018£1.35m£1.26m-6.7%1
Pandemic surge2020–2021£985k£1.12m+13.7%3.5
Rate-rise correction2022–2023£1.08m£1.39m+27.9%2
Current market2024–2025£1.71m£600k-64.9%2.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Weakest performer

Semi-detached

-0.1% alpha

Flat/maisonette+1.8% α
Local
9.1%
District
7.3%
Terraced+1.3% α
Local
9%
District
7.7%
Semi-detached-0.1% α
Local
1.5%
District
1.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing7
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Highgate Underground StationNorthern
10 min walk
Archway Underground StationNorthern
10 min walk
Upper Holloway Rail StationSuffragette
14 min walk
Upper HollowayNational Rail
14 min walk
Crouch Hill Rail StationSuffragette
18 min walk
No bus stops within 400m

31

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

2.1 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

6

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)30
Nearest car park627m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
627m
🅿️
Hamlyn Hill
798m

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: 4.8 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.2 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

9 min walk

5

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 712 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

17

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

24

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 856 m
19 tennis courts4 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

703m

Post office

Nearby shops

Murugan Cash & Carry226 m
JZ Food & Wine262 m
Co-op Food304 m
Becky's Convenience Store357 m

Nearby cafes

Freyja265 m
Luciano's Coffee388 m
Archie's549 m
Jan's567 m

Nearby restaurants

Bombay Rickshaw184 m
Seven Bro's192 m
Sushi Handroll210 m
Impasto238 m

Nearby pubs

The Village Square250 m
The Winchester267 m
Night Cafe313 m
Charlotte Despard494 m

Nearby gyms

Coolhurst Tennis & Squash Club586 m
Alex Jordan Personal Training741 m
Archway Leisure Centre843 m

Nearby health

Highgate Chiropractic186 m
The Sanctuary333 m
The Whittington Hospital697 m
Highgate Mental Health Centre765 m
Food hygiene (5-star)82% of 50

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

46

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
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

17/100

Velocity score

Future outlook

56

Price growth score

C
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,943m
Crossrail 2 route4,440m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,357 nationally

1,537

Est. population

13,410/km²

75%

Employed

73%

Degree educated

£50,500

Median income

3.8%

Claimant rate

Inner cityHigh densityYoung professionals

33

Community stability

Age profile

17%
28%
26%
20%
Under 1817%
18–3428%
35–4926%
50–6420%
65+9%

Tenure

18%
24%
50%
Own outright18%
Own (mortgage)24%
Private rent50%
Social rent8%
Shared ownership0%

Ethnicity

48%
28%
White British48%
White Other28%
Asian9%
Black5%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine7%
No car household55%
Unemployed5%
No qualifications7%

Housing tenure (Census 2021)

Private rent50%
Social rent8%

vs. London

Income vs London+20.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
31
Live planning apps (800m)
96
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
2
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)
4

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
11
Largest scheme
136 homes · Roden Court, 113-115, Roden Court, 113-115, Hornsey Lane, N6 5NL
Pipeline pressure
LOW

Named schemes (500m)

Whitehall Park School, 106, Hornsey Lane, London, N6 5EP46 homes
completed
191-201, 191-201, Archway Road, N6 5BN25 homes
completed
16-18, 16-18, STANHOPE ROAD, N620 homes
completed
BETHANIE NURSING HOME, 12, BETHANIE NURSING HOME, 1216 homes
completed
The Church Of Jesus Christ Of Latter Day Saints, 88A, Archway Road, London, N19 3TT10 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

Live in N6 5PB? 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 5PB.
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 5PB

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

No spam. Unsubscribe anytime.

Key facts for N6 5PB

Full postcodeN6 5PB
Postcode districtN6
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.572782
Longitude-0.137334
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