Highgate · Haringey · Hampstead and Highgate constituency · 51.57169, -0.13703

N6 5PG— Highgate, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 40/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
70
Safety
84
Schools
90
Transport
40
Environment
82
Investment
44

The bottom line

N6 5PG 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.

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Location

N6 5PG

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 5PG

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N6 5PG 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 · 3 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

5 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 · 1.8km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,353/m²
Price per ft²£683/ft²
Avg floor area62.9 m²

EPC breakdown

C
12%
D
11%

Based on 23 properties · Confidence: medium

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£157,250
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
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.7%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.1%

per year

Acceleration

+5.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 56 sales

Property Type Mix

Total: 56 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£145k+61.1%2.7
Post-dot-com plateau2001–2004£171k£215k+25.8%2
Pre-crash peak2005–2007£222k£238k+7.4%2
GFC & correction2008–2012£330k£345k+4.5%2.2
Help-to-Buy recovery2014–2016£370k£565k+52.7%1.3
Brexit uncertainty2017–2019£370k£359k-3%1.7
Pandemic surge2021–2021£390k£390k+0%2
Rate-rise correction2022–2023£490k£455k-7%1.5
Current market2024–2024£450k£450k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
7.1%
District
6.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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
8.5 min walk
Upper Holloway

Nearby stations

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

35

Walkability score

50

Footpaths (500m)

0

Santander docks (800m)

2.0 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

5

Car parks (800m)

14

EV chargers (800m)

Nearest car park610m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Hamlyn Hill
675m
🅿️
Coolhurst LT&SR Club Carpark
707m

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 AONB39% green spaceTree canopy: 10%
More green space than 91% 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

7 min walk

6

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 597 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

20

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

24

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 733 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)

688m

Post office

Nearby shops

Becky's Convenience Store275 m
Murugan Cash & Carry292 m
Whitehall Wines317 m
JZ Food & Wine339 m

Nearby cafes

Luciano's Coffee305 m
Freyja332 m
Archie's437 m
Jan's452 m

Nearby restaurants

Bombay Rickshaw223 m
Seven Bro's239 m
Sushi Handroll270 m
Impasto295 m

Nearby pubs

The Village Square312 m
The Winchester348 m
Charlotte Despard371 m
Night Cafe398 m

Nearby gyms

Coolhurst Tennis & Squash Club662 m
Archway Leisure Centre720 m
Alex Jordan Personal Training837 m

Nearby health

Highgate Chiropractic229 m
The Sanctuary420 m
The Whittington Hospital583 m
Highgate Mental Health Centre672 m
Food hygiene (5-star)72% of 65

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

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 score22/100
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

8/100

Velocity score

Future outlook

65

Price growth score

B
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,820m
Crossrail 2 route4,412m

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)
5
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
2
Local approval rate
87%
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
150 homes · 327, Highgate Hill, London
Pipeline pressure
LOW

Named schemes (500m)

Whitehall Park School, 106, Hornsey Lane, London, N6 5EP46 homes
completed
Archway Heights, 16, Archway Road, London25 homes
completed
FORMER GEORGE ORWELL SCHOOL ANNEXE, 16, FORMER GEORGE ORWELL SCHOOL ANNEXE, 1625 homes
completed
16-18, 16-18, STANHOPE ROAD, N620 homes
completed
BETHANIE NURSING HOME, 12, BETHANIE NURSING HOME, 1216 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 5PG

Full postcodeN6 5PG
Postcode districtN6
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.571689
Longitude-0.137032
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
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