Highgate · Haringey · Hampstead and Highgate constituency · 51.57226, -0.13506

N6 5XE— Highgate, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 39/100Low yield 3.40%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
71
Safety
84
Schools
90
Transport
39
Environment
78
Investment
55

The bottom line

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

The catch: 8 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N6 5XE

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 5XE

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N6 5XE 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 · 1 min walk

KS2: 103.5

★★

Secondary

St Aloysius' College

Good · Inspected Jun 2022 · 5 min walk

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 8 min walk

6 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.7km

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area113.7 m²

EPC breakdown

C
5%
D
2%

Based on 7 properties · Confidence: low

Street mix

Terraced 42%Flat 58%

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£284,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (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

1997–2021 · CAGR

+9%

Total change

+689%

Market Activity

Price Velocity & Acceleration

Current Velocity

+60.9%

per year

Acceleration

+102.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 19 sales

Property Type Mix

Total: 19 sales

Terraced42.1%
Flat/maisonette57.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£133k£331k+148.9%2
Post-dot-com plateau2002–2002£283k£283k+0%2
Pre-crash peak2005–2007£537k£374k-30.4%1.3
GFC & correction2009–2011£367k£653k+77.8%1.5
Help-to-Buy recovery2015–2016£975k£1.12m+14.9%1
Brexit uncertainty2019–2019£653k£653k+0%1
Pandemic surge2021–2021£1.05m£1.05m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
5.7%
District
7.4%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

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
Archway Underground StationNorthern line
9.1 min walk
Upper Holloway

Nearby stations

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

32

Walkability score

62

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

3

Car parks (800m)

12

EV chargers (800m)

Nearest car park579m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
579m
🅿️
Hamlyn Hill
738m

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 AONB28% green spaceTree canopy: 43%
More green space than 83% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.3 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

7 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 701 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

20

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

18

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Village Square (416 m)

Nearest supermarketM&S Food · 789 m
14 tennis courts3 swimming pools1 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)

836m

Post office

Nearby shops

Becky's Convenience Store206 m
Whitehall Wines250 m
Tarn Bakery372 m
Express Supermarket376 m

Nearby cafes

Luciano's Coffee236 m
Freyja432 m
Archie's551 m
Jan's560 m

Nearby restaurants

Bombay Rickshaw341 m
Seven Bro's352 m
Sushi Handroll375 m
Ember & Cork380 m

Nearby pubs

The Village Square416 m
The Winchester434 m
Charlotte Despard447 m
Night Cafe481 m

Nearby gyms

Coolhurst Tennis & Squash Club532 m
Islington Boxing Club739 m
Archway Leisure Centre789 m
Hornsey Cricket Club1.2 km

Nearby health

Highgate Chiropractic345 m
The Sanctuary499 m
The Whittington Hospital691 m
Highgate Mental Health Centre806 m
Food hygiene (5-star)68% of 63

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

55

Investment score

Good

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 score21/100
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

43.5

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,843m
Crossrail 2 route4,279m

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)
10
Live planning apps (800m)
103
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
3
Local approval rate
86%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
8

Housing pipeline (800m)

Homes approved
4
Under construction
0
Completed (3yr)
10
Largest scheme
150 homes · 327, Highgate Hill, London
Pipeline pressure
LOW

Named schemes (500m)

Roden Court, 113-115, Roden Court, 113-115, Hornsey Lane, N6 5NL136 homes
completed
Whitehall Park School, 106, Hornsey Lane, London, N6 5EP46 homes
completed
109-111, 109-111, HORNSEY LANE, N644 homes
completed
16-18, 16-18, STANHOPE ROAD, N620 homes
completed
The Church Of Jesus Christ Of Latter Day Saints, 88A, Archway Road, London, N19 3TT10 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 5XE

Full postcodeN6 5XE
Postcode districtN6
BoroughLondon Borough of Haringey
WardHighgate
Latitude51.572261
Longitude-0.135061
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