Highgate · Haringey · Hampstead and Highgate constituency · 51.58038, -0.14651

N6 5UL— Highgate, Haringey

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

The family fortress

 

Schools 100%Safety 80/100Transport 43/100Low yield 3.40%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
68
Safety
80
Schools
90
Transport
43
Environment
89
Investment
50

The bottom line

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

The catches: 46 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N6 5UL

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 5UL

🛡️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 5UL 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 · 9 min walk

KS2: 108.8

★★

Secondary

St Aloysius' College

Good · Inspected Jun 2022 · 16 min walk

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 21 min walk

4 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

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

Prices, sales volume and market trends

Avg floor area64.7 m²

EPC breakdown

C
2%
D
3%
E
2%

Based on 7 properties · Confidence: low

Street mix

Semi 11%Flat 78%Other 11%

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£161,750
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2014 · CAGR

+6.2%

Total change

+94%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.7%

per year

Acceleration

-5.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached14.3%
Flat/maisonette85.7%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£173k£173k+0%2
Pre-crash peak2005–2005£328k£328k+0%2
GFC & correction2009–2009£255k£255k+0%1
Help-to-Buy recovery2013–2014£300k£335k+11.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
3.6 min walk
Upper Holloway

Nearby stations

Highgate Underground StationNorthern
4 min walk
East Finchley Underground StationNorthern
19 min walk
Archway Underground StationNorthern
23 min walk
Upper Holloway Rail StationSuffragette
28 min walk
Upper HollowayNational Rail
28 min walk
No bus stops within 400m

36

Walkability score

141

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★46 min
Waterloo46 min ↑
Canary Wharf57 min ↑
City50 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

3

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)30
Nearest car park254m
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: 5.8 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 70%
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 · 841 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

7

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

14

Sports (1km)

6

Convenience

Nearest supermarketPlanet Organic · 1.0 km
5 tennis courts6 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)

1.1km

Post office

Nearby shops

Hops 'n' Pops286 m
Bishops News286 m
Margot Bakery290 m
N6 Fresh Market328 m

Nearby cafes

Queen's Wood Café121 m
Vanilla Cafe287 m
Café Noir303 m
Pavillion Cafe317 m

Nearby restaurants

MegaGrill287 m
The Tiffin Guru291 m
Food Room372 m
Cool Carrot492 m

Nearby pubs

The Highgate Inn286 m
The Woodman288 m
The Boogaloo486 m
The Bull630 m

Nearby gyms

Alex Jordan Personal Training390 m
pH.7554 m
=Results631 m
Stormont Lawn Tennis and Squash Club758 m

Nearby pharmacies

Hayward Pharmacy310 m

Nearby health

N6 Dental285 m
N6 Dental Platinum332 m
The Sanctuary768 m
Highgate Chiropractic977 m
Food hygiene (5-star)65% of 34

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

50

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

35.6

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,942m
Crossrail 2 route5,124m

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)
30
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
1
Planning apps (3 years)
2
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
3
Under construction
0
Completed (3yr)
1
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)

Former Police Station, Magistrates' Court and Telfer House,, Former Police Station, Magistrates' Court and Telfer House,, Archway Road, Bishops Road, Church Road, Highgate, N6 4NW82 homes
completed
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

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 5UL

Full postcodeN6 5UL
Postcode districtN6
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.580382
Longitude-0.146506
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