Crouch End · Haringey · Hampstead and Highgate constituency · 51.57983, -0.13354

N6 5RQ— Crouch End, Haringey

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

The family fortress

 

Schools 100%Safety 74/100Transport 33/100Low yield 3.40%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
66
Safety
74
Schools
60
Transport
33
Environment
81
Investment
43

The bottom line

N6 5RQ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

N6 5RQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+22.6% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for N6 5RQ

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N6 5RQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Coleridge Primary School

Not yet inspected · Inspected Mar 2025 · 8 min walk

KS2: 108.7

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 2 min walk

P8: +0.31A8: 51.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.1 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 313.3%

-12% vs borough

Crime by type

Other31%
Vehicle crime23%
Violence & sexual offences18%
Anti-social behaviour11%
Burglary8%
Theft3%
Robbery3%
Drug offences2%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

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 · 864m

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area92.8 m²

EPC breakdown

B
1%
C
7%
D
3%
E
3%
F
2%

Based on 16 properties · Confidence: medium

Street mix

Flat 96%Other 4%

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£232,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,465
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+8.8%

Total change

+806%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.1%

per year

Acceleration

+53.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 27 sales

Property Type Mix

Total: 27 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£88k£205k+134.7%3.3
Post-dot-com plateau2001–2003£223k£246k+9.9%1.3
Pre-crash peak2005–2007£340k£385k+13.2%1
GFC & correction2011–2011£400k£400k+0%1
Help-to-Buy recovery2014–2016£468k£686k+46.6%1.7
Brexit uncertainty2019–2019£640k£640k+0%1
Pandemic surge2020–2020£562k£562k+0%2
Rate-rise correction2022–2022£793k£793k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Flat/maisonette+1.8% α
Local
8.8%
District
7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
Highgate Underground StationNorthern line
10.6 min walk
Upper Holloway

Nearby stations

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

19

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

2.6 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

10

Car parks (800m)

3

EV chargers (800m)

Nearest car park190m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
377m
🅿️
Crouch Hall Road Car Park· yes
611m

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: 5.5 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 43%
More green space than 90% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.7 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

THE RISE GROUP PRACTICE

HORNSEY RISE HEALTH CENTRE, HORNSEY RISE, N19 3YU

14 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

145

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

65

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Good Reader (532 m)

Nearest supermarketThe Co-op · 831 m
50 tennis courts4 swimming pools6 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)

748m

Post office

Nearby shops

Venus Foods and Wine528 m
R R News529 m
Crouch End Greens532 m
Park Local Supermarket547 m

Nearby cafes

Cafe Memz534 m
Velasquez and Van Wezel538 m
Rosemary624 m
Kids N Joy635 m

Nearby restaurants

Les Associes518 m
Basilico549 m
Nonnos Pizza585 m
Bar Esteban593 m

Nearby pubs

The Good Reader532 m
Maynard Arms544 m
Pink Zebra584 m
King's Head667 m

Nearby gyms

Hornsey Cricket Club336 m
Coolhurst Tennis & Squash Club417 m
Park Road Lido420 m
Park Road Pools & Fitness440 m

Nearby pharmacies

Pharmacia Naturale533 m
Amy Pharmacy546 m
Beena Pharmacy654 m
Petter Pharmacy658 m

Nearby health

Park Road Dental Practice527 m
Vale Practice560 m
Crouch End Orthodontics638 m
Treehouse Dental670 m
Food hygiene (5-star)96% of 25

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

43

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 score18/100
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

38.4

Price growth score

D
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,629m
Crossrail 2 route4,223m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,899 nationally

1,719

Est. population

6,517/km²

66%

Employed

69%

Degree educated

£51,500

Median income

3.3%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

21%
17%
24%
22%
16%
Under 1821%
18–3417%
35–4924%
50–6422%
65+16%

Tenure

30%
29%
26%
14%
Own outright30%
Own (mortgage)29%
Private rent26%
Social rent14%
Shared ownership2%

Ethnicity

56%
22%
White British56%
White Other22%
Asian6%
Black5%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine8%
No car household34%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent26%
Social rent14%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

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

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
2
Largest scheme
136 homes · Roden Court, 113-115, Roden Court, 113-115, Hornsey Lane, N6 5NL
Pipeline pressure
LOW

Named schemes (500m)

70-72, 70-72, Shepherds Hill, N6 5RH16 homes
completed
78, 78, Shepherds Hill, N6 5RH9 homes
completed
42, 42, Shepherds Hill, London, N6 5RR5 homes
completed
62-70, 62-70, Coolhurst Road, Crouch End, N8 8EU5 homes
completed
58 Jameson Lodge, 58 Jameson Lodge, Shepherds Hill, N6 5RW5 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 5RQ

Full postcodeN6 5RQ
Postcode districtN6
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.579826
Longitude-0.133539
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