Highgate · Haringey · Hampstead and Highgate constituency · 51.57954, -0.14494

N6 5UD— Highgate, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 48/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
69
Safety
80
Schools
90
Transport
48
Environment
89
Investment
42

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N6 5UD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+5.2% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for N6 5UD

🛡️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 5UD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St James Church of England Primary School

Good · Inspected Mar 2022 · 10 min walk

KS2: 108.8

★★

Secondary

St Aloysius' College

Good · Inspected Jun 2022 · 15 min walk

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.5 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-17% vs borough

Crime by type

Other25%
Vehicle crime23%
Violence & sexual offences19%
Burglary13%
Anti-social behaviour11%
Theft7%
Drug offences3%
Robbery1%

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 +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£8,344/m²
Price per ft²£775/ft²
Avg floor area164.1 m²

EPC breakdown

C
2%
D
6%
E
1%

Based on 9 properties · Confidence: low

Street mix

Semi 58%Flat 42%

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£410,250
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+4.1%

Total change

+235%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.8%

per year

Acceleration

+2.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached58.3%
Flat/maisonette41.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£260k£560k+115.4%2.2
Post-dot-com plateau2001–2004£575k£1.15m+100%1.8
Pre-crash peak2005–2006£770k£1.38m+79.2%1
GFC & correction2008–2011£530k£1.97m+270.8%1.7
Help-to-Buy recovery2013–2013£465k£465k+0%1
Brexit uncertainty2017–2017£2.33m£2.33m+0%3
Pandemic surge2020–2021£2.63m£1.04m-60.5%2
Current market2024–2026£1.95m£870k-55.4%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.9% alpha

Semi-detached+1.9% α
Local
8.4%
District
6.5%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
Highgate Underground StationNorthern line
2.5 min walk
Upper Holloway

Nearby stations

Highgate Underground StationNorthern
3 min walk
East Finchley Underground StationNorthern
20 min walk
Archway Underground StationNorthern
21 min walk
Upper Holloway Rail StationSuffragette
26 min walk
Upper HollowayNational Rail
26 min walk
No bus stops within 400m

35

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★41 min
Waterloo41 min ↑
Canary Wharf52 min ↑
City45 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

4

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)30
Nearest car park210m
Santander docks (800m)0
Nearest cycle dock2.6 km

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: 5.7 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.0 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 MUSWELL HILL PRACTICE

54 MUSWELL HILL, N10 3ST

16 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalNuffield Health Highgate Hospital · 899 m
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

56

Parks (1km)

10

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

3

Convenience

Nearest supermarketPlanet Organic · 1.1 km
5 tennis courts7 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

N6 Fresh Market273 m
Fonseca's Deli273 m
S&S High Gate Store284 m
Margot Bakery293 m

Nearby cafes

Café Noir204 m
Queen's Wood Café234 m
Be'la Cafe279 m
Highgate Cafe294 m

Nearby restaurants

Food Room287 m
The Tiffin Guru290 m
MegaGrill292 m
Cool Carrot372 m

Nearby pubs

The Woodman241 m
The Highgate Inn306 m
The Boogaloo361 m
The Wrestlers611 m

Nearby gyms

Alex Jordan Personal Training298 m
pH.7671 m
=Results740 m
Wood Vale Lawn Tennis Club782 m

Nearby pharmacies

Hayward Pharmacy274 m

Nearby health

N6 Dental Platinum273 m
N6 Dental303 m
The Sanctuary638 m
Highgate Chiropractic845 m
Food hygiene (5-star)70% of 40

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

A

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 score19/100
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

50.3

Price growth score

C
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,818m
Crossrail 2 route5,010m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,490 nationally

1,748

Est. population

5,822/km²

67%

Employed

68%

Degree educated

£44,200

Median income

3.1%

Claimant rate

Inner cityMedium densityYoung professionals

39

Community stability

Age profile

20%
27%
25%
17%
Under 1820%
18–3427%
35–4925%
50–6417%
65+11%

Tenure

23%
23%
34%
18%
Own outright23%
Own (mortgage)23%
Private rent34%
Social rent18%
Shared ownership2%
Rent free1%

Ethnicity

45%
23%
White British45%
White Other23%
Asian9%
Black7%
Mixed11%
Other6%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household45%
Unemployed5%
No qualifications7%

Housing tenure (Census 2021)

Private rent34%
Social rent18%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
5
Under construction
0
Completed (3yr)
2
Largest scheme
82 homes · Former Police Station, Magistrates' Court and Telfer House,, Former Police Station, Magistrates' Court and Telfer House,, Archway Road, Bishops Road, Church Road, Highgate, N6 4NW
Pipeline pressure
LOW

Named schemes (500m)

24A, 24A, CHURCH CRESCENT, N1045 homes
completed
442-452, 442-452, ARCHWAY ROAD, N628 homes
completed
14, 14, Muswell Hill Road, N6 5UG10 homes
completed
426-428, 426-428, Archway Road, N6 4JH7 homes
completed
383, 383, Archway Road, N6 4ER6 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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Key facts for N6 5UD

Full postcodeN6 5UD
Postcode districtN6
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.579539
Longitude-0.144938
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