Crouch End · Haringey · Hampstead and Highgate constituency · 51.57512, -0.12643

N8 8DE— Crouch End, Haringey

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 33/100Yield 3.73%
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Strong schools, limited transport — ideal for car-owning families

Area score
71
Safety
78
Schools
90
Transport
33
Environment
79
Investment
51

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Location

N8 8DE

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 8DE

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

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How N8 8DE 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 4 min walk

4 primaries · 2 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

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 area53.7 m²

EPC breakdown

B
11%
C
32%
D
17%

Based on 60 properties · Confidence: high

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£134,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
14.6 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
10 min walk
Crouch HillNational Rail
10 min walk
Archway Underground StationNorthern
15 min walk
Upper Holloway Rail StationSuffragette
16 min walk
Highgate Underground StationNorthern
17 min walk
No bus stops within 400m

56

Walkability score

127

Footpaths (500m)

0

Santander docks (800m)

2.3 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)

7

EV chargers (800m)

Nearest car park290m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
371m
🅿️
Crouch Hall Road Car Park· yes
464m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.0 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.0 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 yield849.4 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

5 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 · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

111

Parks (1km)

34

Restaurants (800m)

24

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

11

Gyms (1km)

32

Sports (1km)

4

Convenience

Nearest supermarketFridge Of Plenty · 366 m
17 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

656m

Post office

Nearby shops

Londis190 m
Wine Booze Grocery Off Licence256 m
Majestic297 m
Alyan Food & Wine306 m

Nearby cafes

Merro38 m
Brunch on the Hill312 m
Lydia Brasserie359 m
Coffee Circus372 m

Nearby restaurants

Subway184 m
Pandan Leaf247 m
Roshan's Kitchen315 m
Les 2 Garcons321 m

Nearby pubs

The Railway Tavern313 m
Floral Hall363 m
The Wooden Cross371 m
King's Head385 m

Nearby gyms

3Tribes237 m
=Results289 m
Coolhurst Tennis & Squash Club357 m
The Reset Rooms533 m

Nearby pharmacies

Beena Pharmacy342 m
Boots439 m
Petter Pharmacy577 m
Amy Pharmacy689 m

Nearby health

Crouch End Orthodontics232 m
Treehouse Dental421 m
OpenDoor684 m
Vale Practice700 m
Food hygiene (5-star)74% of 115

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 score29/100
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

41.4

Price growth score

D
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,009m
Crossrail 2 route3,700m

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)
10
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
6
Local approval rate
17%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
4
Under construction
0
Completed (3yr)
0
Largest scheme
146 homes · HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ
Pipeline pressure
LOW

Named schemes (500m)

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
Sunnyside Service Station, 87, Sunnyside Road, London, N19 3SL41 homes
completed
68-111, 68-111, WARLTERSVILLE ROAD34 homes
completed
Lygoe House, 170, Hornsey Lane, London27 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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Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

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Key facts for N8 8DE

Full postcodeN8 8DE
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.575118
Longitude-0.126429
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