Highgate · Camden · Hampstead and Highgate constituency · 51.56954, -0.14982

N6 6BL— Highgate, Camden

Location and area intelligence for N6 6BL, Highgate, Camden

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 42/100Yield 4.46%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
72
Schools
100
Transport
42
Environment
77
Investment
66

The bottom line

N6 6BL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N6 6BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-3.6% vs London avg
vs London crime+85.0% vs London avg

Deep-dive guides for N6 6BL

🛡️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

“High-connectivity investment target”

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How N6 6BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Michael's CofE Voluntary Aided Primary School

Outstanding · Inspected Jun 2023 · 6 min walk

KS2: 109.5

—

Secondary

La Sainte Union Catholic Secondary School

Not yet inspected · Inspected Dec 2024 · 13 min walk

P8: +0.17A8: 49.3

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 · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

120.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-25% vs borough

Crime by type

Other32%
Vehicle crime24%
Violence & sexual offences18%
Anti-social behaviour10%
Burglary9%
Drug offences3%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Kentish Town Fire Station · 1.9km

Crime is +85% above London average

Property

Prices, sales volume and market trends

Avg floor area189.8 m²

EPC breakdown

C
3%
D
2%
E
1%

Based on 6 properties · Confidence: low

Street mix

Terraced 17%Detached 50%Other 33%

LHA rates — Inner North London

Shared room£708/mo
1 bedroom£1440/mo
2 bedrooms£1794/mo
3 bedrooms£2160/mo
4 bedrooms£3060/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£474,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, insulated at rafters
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,703
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+7.7%

Total change

+491%

Market Activity

Price Velocity & Acceleration

Current Velocity

+195.4%

per year

Acceleration

+219.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Detached75%
Terraced25%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£550k£550k+0%1
Post-dot-com plateau2001–2001£1.44m£1.44m+0%1
Pre-crash peak2007–2007£1.10m£1.10m+0%1
Rate-rise correction2022–2022£3.25m£3.25m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Highgate Underground StationNorthern line
11.2 min walk
Gospel Oak

Nearby stations

Highgate Underground StationNorthern
12 min walk
Archway Underground StationNorthern
14 min walk
Upper Holloway Rail StationSuffragette
19 min walk
Gospel Oak Rail StationMildmay · Suffragette
20 min walk
Gospel OakNational Rail
20 min walk
No bus stops within 400m

34

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

1.9 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)

Nearest car park346m
Santander docks (800m)0
Nearest cycle dock1.9 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: 12.0 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 AONB22% green spaceTree canopy: 55%
More green space than 77% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 1.3 km

Energy

Solar: 850 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 yield849.7 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BROOKFIELD PARK SURGERY

68 CHESTER ROAD, N19 5BZ

10 min walk

86%

Recommend GP

86%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 818 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

5

Restaurants (800m)

5

Cafes (800m)

6

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

51

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.1 km
34 tennis courts15 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

C
2,040 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

235m

Post office

Nearby shops

North Hill Food & Wine709 m
Co-op Food744 m
Murugan Cash & Carry758 m
JZ Food & Wine762 m

Nearby cafes

The Highgate Pantry165 m
Highgate Urban Baristas194 m
Caffè Nero200 m
U Dessert235 m

Nearby restaurants

Turquiose Kitchen164 m
Centuno229 m
PizzaExpress263 m
Lauderdale House Restaurant446 m

Nearby pubs

The Flask83 m
Prince of Wales162 m
The Crown190 m
The Angel Inn191 m

Nearby gyms

Mallinson Sports Centre621 m
North London Bowling Club661 m
Alex Jordan Personal Training868 m
Fit Shape Studio1.2 km

Nearby pharmacies

M. Simmonds Pharmacy884 m
Hayward Pharmacy919 m

Nearby health

Highgate Mental Health Centre590 m
Highgate Chiropractic761 m
The Sanctuary773 m
The Whittington Hospital796 m
Food hygiene (5-star)70% of 43

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)
198

High street

A

High street health

Investment

Investment grade, yield and market outlook

66

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£2,102London avg: £1,950/mo
Gross yield
4.5% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition198

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+18.1%

Rent growth (1yr)

Market liquidity

Future outlook

41.5

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,895m
Crossrail 2 route4,755m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,270 nationally

1,603

Est. population

1,215/km²

58%

Employed

72%

Degree educated

£40,500

Median income

2.1%

Claimant rate

Inner cityLow densityYoung professionals

51

Community stability

Age profile

18%
16%
18%
22%
26%
Under 1818%
18–3416%
35–4918%
50–6422%
65+26%

Tenure

47%
25%
26%
Own outright47%
Own (mortgage)25%
Private rent26%
Social rent2%

Ethnicity

65%
20%
White British65%
White Other20%
Asian4%
Black2%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine4%
No car household25%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent26%
Social rent2%

vs. London

Income vs London-3.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
247
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
8
Local approval rate
100%
Borough approval rate
87%
Opportunity area
No
CIL rate (residential)
£250/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
40 homes · Trees, 2-4, Trees, 2-4, Broadlands Road, N6 4AS
Pipeline pressure
NONE

Named schemes (500m)

184-210, BLOCK 7, HOLLY LODGE MANSIONS, 184-210, BLOCK 7, HOLLY LODGE MANSIONS, OAKESHOTT AVENUE, N6 6DR16 homes
completed
Holly Lodge Mansions, 123-156 HOLLY LODGE MANSIONS, Oakeshott Avenue, London14 homes
completed
Holly Lodge Mansions, 1-27 HOLLY OAK MANSIONS, Oakeshott Avenue, London11 homes
completed
4-8, 4-8, Highgate High Street, N6 5JL4 homes
completed
12, 12, The Grove, N6 6LB4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.7%
Ward turnout
53%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
14,970
Constituency
Hampstead and Highgate

Councillors

Lorna Jane RussellGreen
Camron Aref-AdibLabour
Anna Francesca WrightLabour

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Key facts for N6 6BL

Full postcodeN6 6BL
Postcode districtN6
BoroughLondon Borough of Camden
WardHighgate
Latitude51.569536
Longitude-0.149819
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