Crouch End · Haringey · Hampstead and Highgate constituency · 51.57821, -0.13684

N6 5RR— Crouch End, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 41/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
71
Safety
84
Schools
60
Transport
41
Environment
84
Investment
42

The bottom line

N6 5RR 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 5RR

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+22.6% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for N6 5RR

🛡️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 5RR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Whitehall Park School

Not yet inspected · 9 min walk

KS2: 103.5

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 6 min walk

P8: +0.31A8: 51.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.9 incidents per 1,000 residents

Better than 65% of London
→ Stable

-43% vs borough

Crime by type

Vehicle crime28%
Violence & sexual offences20%
Other18%
Anti-social behaviour16%
Theft9%
Burglary6%
Robbery3%
Drug offences1%

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 · 1.1km

Crime is 28% 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£6,972/m²
Price per ft²£648/ft²
Avg floor area133.6 m²

EPC breakdown

B
2%
C
13%
D
4%
E
1%
G
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 11%Terraced 6%Detached 9%Flat 75%

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£334,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,465
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5%

Total change

+327%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.7%

per year

Acceleration

+27.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 47 sales

Property Type Mix

Total: 47 sales

Detached8.5%
Semi-detached10.6%
Terraced6.4%
Flat/maisonette74.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£205k£417k+103.2%2
Post-dot-com plateau2001–2004£403k£395k-2%4
Pre-crash peak2005–2007£395k£820k+107.6%2.7
GFC & correction2008–2012£900k£935k+3.9%1.2
Help-to-Buy recovery2014–2016£1.67m£990k-40.5%1.5
Pandemic surge2021–2021£968k£968k+0%1
Rate-rise correction2022–2023£2.67m£1.25m-53.3%1.5
Current market2024–2025£890k£875k-1.7%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
7.2%
District
6.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing13
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

14

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

2.5 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

9

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)30
Nearest car park390m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
431m

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: 5.4 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 46%
More green space than 94% 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

15 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

114

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

61

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Boogaloo (512 m)

Nearest supermarketThe Co-op · 1.0 km
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)

1.1km

Post office

Nearby shops

JZ Food & Wine590 m
Co-op Food593 m
Murugan Cash & Carry619 m
S&S High Gate Store659 m

Nearby cafes

Café Noir602 m
Freyja620 m
Highgate Cafe640 m
Be'la Cafe673 m

Nearby restaurants

Iro Sushi515 m
Paya538 m
Cocoro543 m
Cool Carrot546 m

Nearby pubs

The Boogaloo512 m
Night Cafe562 m
The Winchester578 m
The Village Square631 m

Nearby gyms

Coolhurst Tennis & Squash Club442 m
Hornsey Cricket Club620 m
Alex Jordan Personal Training632 m
Wood Vale Lawn Tennis Club682 m

Nearby pharmacies

Hayward Pharmacy742 m
Pharmacia Naturale823 m

Nearby health

The Sanctuary552 m
Highgate Chiropractic662 m
N6 Dental Platinum702 m
Park Road Dental Practice802 m
Food hygiene (5-star)92% of 26

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

42

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 months2

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

65

Price growth score

B
High

Development pressure

High

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,513m
Crossrail 2 route4,441m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,993 nationally

1,705

Est. population

11,170/km²

70%

Employed

75%

Degree educated

£51,500

Median income

2.2%

Claimant rate

Inner cityHigh densityYoung professionals

45

Community stability

Age profile

21%
20%
23%
20%
16%
Under 1821%
18–3420%
35–4923%
50–6421%
65+16%

Tenure

33%
27%
32%
Own outright33%
Own (mortgage)27%
Private rent32%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

56%
24%
White British56%
White Other24%
Asian6%
Black3%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional69%
Routine / semi-routine5%
No car household38%
Unemployed2%
No qualifications5%

Housing tenure (Census 2021)

Private rent32%
Social rent7%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
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)
8
Largest scheme
136 homes · Roden Court, 113-115, Roden Court, 113-115, Hornsey Lane, N6 5NL
Pipeline pressure
LOW

Named schemes (500m)

16-18, 16-18, STANHOPE ROAD, N620 homes
completed
70-72, 70-72, Shepherds Hill, N6 5RH16 homes
completed
12, 12, SHEPHERDS HILL, N615 homes
completed
34, 34, Shepherds Hill, Highgate, N6 5AH6 homes
completed
42, 42, Shepherds Hill, London, N6 5RR5 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
14,970
Constituency
Hampstead and Highgate

Councillors

Luke Cawley-HarrisonLib Dems
Fiona Orford-WilliamsLib Dems
Imad AhmedLib Dems

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Key facts for N6 5RR

Full postcodeN6 5RR
Postcode districtN6
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.578206
Longitude-0.136838
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