The bottom line
N8 7HP offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.
The catches: high noise levels nearby and 52 min to victoria — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how N8 7HP scores on each.
Toggle a question above to see how N8 7HP meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N8 7HP
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Postcode Personality
How N8 7HP has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Muswell Hill Primary School
Good · Inspected Dec 2021 · 8 min walk
KS2: 107.7
Secondary
Highgate Wood Secondary School
Not yet inspected · 9 min walk
100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km
Childcare
Childcare
Margaret McMillan Nursery School
Not inspected · 23 min walk
3 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
86.7 incidents per 1,000 residents
+6% vs borough
Crime by type
Stop & search
0.7
per 1,000 residents
→ Stable
trend
Road safety
91
Road safety score
5
Accidents (5yr)
1
KSI (5yr)
3
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Hornsey Fire Station · 435m
Crime is +33% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 3 properties · Confidence: low
Street mix
LHA rates — Outer North London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1996–2003 · CAGR
+3.8%
Total change
+30%
Market Activity
Price Velocity & Acceleration
Current Velocity
-13.1%
per year
Acceleration
-21.49
change in velocity
Market State
Downturn
Price Distribution
P25: £100k–£125k · P75: £175k–£200k · 9 sales
Property Type Mix
Total: 9 sales
By decade
1990s
2000s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1996–2000 | £121k | £166k | +37.5% | 1.8 |
| Post-dot-com plateau | 2001–2003 | £180k | £157k | -13.1% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
53
Walkability score
119
Footpaths (500m)
0
Santander docks (800m)
3.1 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
15
Car parks (800m)
6
EV chargers (800m)
1
Fast chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 km
Energy
Ground stability
Geology: DIAMICTON
Subsidence risk: Low
Shrink-swell: Low
Landslide records (2km): 1
Landslide susceptibility: Low
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
THE MUSWELL HILL PRACTICE
54 MUSWELL HILL, N10 3ST
8 min walk
88%
Recommend GP
88%
Overall GP experience
1
GPs within 1km
2
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
137
Parks (1km)
6
Restaurants (800m)
4
Cafes (800m)
2
Pubs (400m)
0
Pharmacies (800m)
6
Gyms (1km)
58
Sports (1km)
2
Convenience
Nightlife (500m)
0
Nightclubs
2
Late-night venues
0
Libraries (1km)
2
Cinemas (2km)
1.1km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
52
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
27.6
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 6/10
Around average
Index of Multiple Deprivation
Rank: 19,774 nationally
1,546
Est. population
6,732/km²
68%
Employed
65%
Degree educated
£53,000
Median income
4.1%
Claimant rate
40
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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