Crouch End · Haringey · Hampstead and Highgate constituency · 51.57506, -0.12850

N8 8AZ— Crouch End, Haringey

Location and area intelligence for N8 8AZ, Crouch End, Haringey

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 28/100Yield 3.73%

Best for: Families

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

Liveability
70
Safety
78
Schools
90
Transport
28
Environment
79
Investment
51

The bottom line

N8 8AZ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N8 8AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+22.6% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for N8 8AZ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How N8 8AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Coleridge Primary School

Not yet inspected · Inspected Mar 2025 · 1 min walk

KS2: 108.7

★★

Secondary

City of London Academy, Highgate Hill

Good · Inspected May 2024 · 10 min walk

P8: +0.13A8: 44.8

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.8 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

0% vs borough

Crime by type

Other24%
Violence & sexual offences18%
Anti-social behaviour17%
Vehicle crime15%
Burglary11%
Theft8%
Drug offences4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.3km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area53.3 m²

EPC breakdown

C
6%
D
1%

Based on 7 properties · Confidence: low

Street mix

Detached 83%Other 17%

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£133,250
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)
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2017 · CAGR

+7.3%

Total change

+285%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.3%

per year

Acceleration

-77.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 5 sales

Property Type Mix

Total: 5 sales

Detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£325k£325k+0%2
Post-dot-com plateau2002–2002£450k£450k+0%1
Help-to-Buy recovery2014–2014£945k£945k+0%1
Brexit uncertainty2017–2017£1.25m£1.25m+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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Archway Underground StationNorthern line
13.8 min walk
Upper Holloway

Nearby stations

Crouch Hill Rail StationSuffragette
11 min walk
Archway Underground StationNorthern
14 min walk
Highgate Underground StationNorthern
15 min walk
Upper Holloway Rail StationSuffragette
16 min walk
Upper HollowayNational Rail
16 min walk
No bus stops within 400m

49

Walkability score

115

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★45 min
Waterloo45 min ↑
Canary Wharf56 min ↑
City49 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

10

Car parks (800m)

9

EV chargers (800m)

Nearest car park263m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
263m
🅿️
Crouch Hall Road Car Park· yes
524m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.0 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 34%
More green space than 86% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.8 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 yield849.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE RISE GROUP PRACTICE

HORNSEY RISE HEALTH CENTRE, HORNSEY RISE, N19 3YU

6 min walk

71%

Recommend GP

71%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

26

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

9

Gyms (1km)

32

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Railway Tavern (402 m)

Nearest supermarketThe Source Bulk Foods · 495 m
18 tennis courts2 swimming pools3 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)

728m

Post office

Nearby shops

Londis182 m
Wine Booze Grocery Off Licence336 m
Tarn Bakery356 m
Express Supermarket359 m

Nearby cafes

Merro125 m
Brunch on the Hill392 m
Lydia Brasserie467 m
Coffee Circus471 m

Nearby restaurants

Subway174 m
Pandan Leaf326 m
Ember & Cork362 m
Oak Chinese & Pizza369 m

Nearby pubs

The Railway Tavern402 m
The Wooden Cross463 m
King's Head465 m
Floral Hall466 m

Nearby gyms

Coolhurst Tennis & Squash Club237 m
3Tribes327 m
=Results369 m
The Reset Rooms608 m

Nearby pharmacies

Beena Pharmacy422 m
Boots516 m
Petter Pharmacy638 m
Amy Pharmacy716 m

Nearby health

Crouch End Orthodontics311 m
Treehouse Dental499 m
Vale Practice729 m
OpenDoor744 m
Food hygiene (5-star)72% of 95

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

51

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

37.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,033m
Crossrail 2 route3,843m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,190 nationally

1,749

Est. population

9,661/km²

67%

Employed

67%

Degree educated

£51,500

Median income

4.8%

Claimant rate

SuburbanHigh densityMixed

33

Community stability

Age profile

16%
22%
28%
19%
15%
Under 1816%
18–3422%
35–4928%
50–6419%
65+15%

Tenure

17%
18%
38%
20%
Own outright17%
Own (mortgage)18%
Private rent38%
Social rent20%
Shared ownership7%
Rent free0%

Ethnicity

43%
27%
White British43%
White Other27%
Asian6%
Black10%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine12%
No car household59%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent38%
Social rent20%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
59
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
4
Local approval rate
33%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
1
Largest scheme
146 homes · HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ
Pipeline pressure
LOW

Named schemes (500m)

Roden Court, 113-115, Roden Court, 113-115, Hornsey Lane, N6 5NL136 homes
completed
The Exchange (FMR TELECOM HOUSE), 71, The Exchange (FMR TELECOM HOUSE), 71, CROUCH END HILL, N8 8DD84 homes
completed
FORMER CROUCH END RAILWAY STATION, FORMER CROUCH END RAILWAY STATION, CROUCH END HILL, N849 homes
completed
109-111, 109-111, HORNSEY LANE, N644 homes
completed
Sunnyside Service Station, 87, Sunnyside Road, London, N19 3SL41 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
14.2%
Ward turnout
54%
Election year
2026
MP
Tulip Siddiq (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Luke Cawley-HarrisonLib Dems
Fiona Orford-WilliamsLib Dems
Imad AhmedLib Dems

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Key facts for N8 8AZ

Full postcodeN8 8AZ
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.575061
Longitude-0.128495
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
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