Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.57852, -0.12544

N8 8ED— Crouch End, Haringey

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

The practical family move

 

Schools 100%Safety 57/100Transport 34/100Yield 4.80%

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
57
Schools
60
Transport
34
Environment
77
Investment
66

The bottom line

N8 8ED offers exceptional schools (100% Good/Outstanding) and a green environment at £400,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

N8 8ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-23.1% vs London avg
vs London income+18.6% vs London avg
vs London crime+168.0% vs London avg

Deep-dive guides for N8 8ED

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

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How N8 8ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Coleridge Primary School

Not yet inspected · Inspected Mar 2025 · 4 min walk

KS2: 108.7

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 8 min walk

P8: +0.31A8: 51.5

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 9 min walk

6 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

174.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 457.4%

+113% vs borough

Crime by type

Other40%
Violence & sexual offences17%
Anti-social behaviour16%
Vehicle crime9%
Theft8%
Robbery5%
Burglary4%
Drug offences2%

Stop & search

3.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 898m

Crime is +168% above London average

Property

2 Jul

Prices, sales volume and market trends

£400,000

Median sale price

23% below London median

£400,000 is 23% below the London median (£520,000)

-69.8%

This year

Flat

Dominant type

Price history

5-year change
-57.9%
Sales (24 months)15
New build0.0%
Avg flat£400,000
Price per m²£5,427/m²
Price per ft²£504/ft²
Avg floor area72.4 m²

EPC breakdown

A
1%
B
35%
C
35%
D
9%
E
2%

Based on 82 properties · Confidence: high

Street mix

Semi 5%Terraced 21%Flat 66%Other 7%

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

Stamp duty

Standard buyer£7,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

8.0×

Price-to-income

£2,001/mo

Est. mortgage

High

Market activity

35d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£181,000
Rebuild cost per m²£2,500/m²

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

Construction era1980
WallsAverage thermal transmittance 0.23 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+4.2%

Total change

+220%

Market Activity

Price Velocity & Acceleration

Current Velocity

-69.8%

per year

Acceleration

-107.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached5.8%
Terraced23.1%
Flat/maisonette71.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£125k£220k+76%2.2
Post-dot-com plateau2001–2004£228k£338k+48.4%1.3
Pre-crash peak2005–2007£411k£1.13m+175.2%2.3
GFC & correction2008–2012£1.02m£899k-12.3%1.5
Help-to-Buy recovery2013–2014£773k£1.10m+42.4%2.5
Brexit uncertainty2017–2018£1.43m£950k-33.6%1.5
Rate-rise correction2022–2023£963k£1.32m+37.7%1.5
Current market2025–2025£400k£400k+0%15

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.3% alpha

Weakest performer

Terraced

-3% alpha

Flat/maisonette-2.3% α
Local
4.2%
District
6.5%
Terraced-3% α
Local
6.9%
District
9.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Archway Underground StationNorthern line
19.1 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
12 min walk
Crouch HillNational Rail
12 min walk
Highgate Underground StationNorthern
18 min walk
Archway Underground StationNorthern
20 min walk
Upper Holloway Rail StationSuffragette
21 min walk
No bus stops within 400m

66

Walkability score

137

Footpaths (500m)

0

Santander docks (800m)

2.5 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

17

Car parks (800m)

1

EV chargers (800m)

Nearest car park84m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
84m
🅿️
Coolhurst LT&SR Club Carpark
431m

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: 5.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 67%
More green space than 78% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.1 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

10 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

168

Parks (1km)

38

Restaurants (800m)

23

Cafes (800m)

8

Pubs (400m)

5

Pharmacies (800m)

10

Gyms (1km)

39

Sports (1km)

17

Convenience

Nearest supermarketThe Source Bulk Foods · 94 m
24 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

8

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

291m

Post office

Nearby shops

Alyan Food & Wine100 m
Broadway Fruiterers107 m
Wenzels114 m
Sainsbury's Local117 m

Nearby cafes

Costa92 m
Brunch on the Hill97 m
Starbucks98 m
Harris + Hoole99 m

Nearby restaurants

Tootoomoo83 m
La Vecchia83 m
WOW Simply Japanese88 m
Roshan's Kitchen121 m

Nearby pubs

King's Head87 m
The Railway Tavern119 m
The Wooden Cross129 m
Floral Hall166 m

Nearby gyms

3Tribes60 m
=Results111 m
The Reset Rooms177 m
Virgin Active307 m

Nearby pharmacies

Beena Pharmacy85 m
Boots102 m
Petter Pharmacy199 m
Amy Pharmacy313 m

Nearby health

Treehouse Dental95 m
Crouch End Orthodontics157 m
OpenDoor305 m
Vale Practice322 m
Food hygiene (5-star)81% of 123

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

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
£1,600London avg: £1,950/mo
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

High

Market activity

35d

Est. days to sell

62/100

Velocity score

Future outlook

61.2

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,367m
Crossrail 2 route3,654m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,963 nationally

1,950

Est. population

10,009/km²

79%

Employed

70%

Degree educated

£49,800

Median income

4.9%

Claimant rate

Inner cityHigh densityYoung professionals

27

Community stability

Age profile

17%
31%
28%
15%
Under 1817%
18–3431%
35–4928%
50–6415%
65+9%

Tenure

15%
21%
56%
Own outright15%
Own (mortgage)21%
Private rent56%
Social rent6%
Shared ownership2%

Ethnicity

50%
27%
White British50%
White Other27%
Asian7%
Black5%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household57%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent57%
Social rent6%

vs. London

Income vs London+18.6%
Price vs London-23.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
4
Local approval rate
0%
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
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)

HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ146 homes
completed
The Exchange (FMR TELECOM HOUSE), 71, The Exchange (FMR TELECOM HOUSE), 71, CROUCH END HILL, N8 8DD84 homes
completed
HIGHGATE WOOD LOWER SCHOOL, HIGHGATE WOOD LOWER SCHOOL, PARK ROAD, N850 homes
completed
FORMER CROUCH END RAILWAY STATION, FORMER CROUCH END RAILWAY STATION, CROUCH END HILL, N849 homes
completed
50-66, 50-66, PARK ROAD, N824 homes
completed

Politics

Local councillors and MP

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

Councillors

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£400,000)

£7,500

Standard buyer

£0

First-time buyer

Save £7,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N8 8ED

Full postcodeN8 8ED
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.578519
Longitude-0.125438
Parliamentary constituencyHornsey and Friern Barnet
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