Crouch End · Haringey · Hampstead and Highgate constituency · 51.57740, -0.12989

N8 8EL— Crouch End, Haringey

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

The family fortress

 

Top 13% LondonSchools 100%Safety 87/100Transport 25/100Low yield 2.58%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
72
Safety
87
Schools
60
Transport
25
Environment
82
Investment
35

The bottom line

N8 8EL offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £745,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

N8 8EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+43.3% vs London avg
vs London income+22.6% vs London avg
vs London crime-56.0% vs London avg

Deep-dive guides for N8 8EL

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

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Postcode Personality

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“The family fortress”

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How N8 8EL 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 · 3 min walk

KS2: 108.7

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 6 min walk

P8: +0.31A8: 51.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 8 min walk

5 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

28.4 incidents per 1,000 residents

Better than 80% of London
→ Stable

-65% vs borough

Crime by type

Vehicle crime35%
Violence & sexual offences22%
Other17%
Burglary13%
Theft7%
Anti-social behaviour4%
Drug offences2%
Robbery0%

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 · 1.0km

Crime is 56% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£745,000

Median sale price

Above London median by 43%

£745,000 is 43% above the London median (£520,000)

-1.9%

This year

Flat

Dominant type

Price history

5-year change
+8.4%
Sales (24 months)6
New build0.0%
Avg flat£745,000
Price per m²£7,233/m²
Price per ft²£672/ft²
Avg floor area100.6 m²

EPC breakdown

C
19%
D
21%
E
2%
G
1%

Based on 43 properties · Confidence: high

Street mix

Semi 5%Detached 2%Flat 93%

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£24,750
First-time buyerFTB
£24,750
Additional propertyBTL/2nd
£47,100

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

14.5×

Price-to-income

£3,727/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£251,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.5%

Total change

+600%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.0%

per year

Acceleration

-12.58

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 119 sales

Property Type Mix

Total: 119 sales

Detached1.7%
Semi-detached5%
Flat/maisonette93.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£109k£231k+112.4%3.8
Post-dot-com plateau2001–2004£240k£293k+22.2%6
Pre-crash peak2005–2007£306k£500k+63.7%5.7
GFC & correction2008–2012£380k£640k+68.4%1.8
Help-to-Buy recovery2013–2016£515k£558k+8.3%3.8
Brexit uncertainty2017–2019£779k£806k+3.5%2.3
Pandemic surge2020–2021£710k£688k-3.2%4.5
Rate-rise correction2022–2023£740k£540k-27%3.5
Current market2024–2026£663k£760k+14.7%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
6.7%
District
6.8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing7
Trend Position75

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
16.4 min walk
Upper Holloway

Nearby stations

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

44

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

2.4 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)

5

EV chargers (800m)

Nearest car park102m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
102m
🅿️
Crouch Hall Road Car Park· yes
404m

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: 5.2 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 46%
More green space than 92% 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

9 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

26

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

7

Gyms (1km)

56

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Tavern (378 m)

Nearest supermarketThe Source Bulk Foods · 422 m
41 tennis courts3 swimming pools5 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)

603m

Post office

Nearby shops

Wine Booze Grocery Off Licence323 m
Alyan Food & Wine349 m
Majestic372 m
Broadway Fruiterers440 m

Nearby cafes

Brunch on the Hill354 m
Merro360 m
Costa418 m
Starbucks428 m

Nearby restaurants

Pandan Leaf318 m
WOW Simply Japanese366 m
Tootoomoo377 m
Roshan's Kitchen381 m

Nearby pubs

The Railway Tavern378 m
King's Head404 m
The Wooden Cross429 m
Floral Hall454 m

Nearby gyms

Coolhurst Tennis & Squash Club144 m
3Tribes339 m
=Results340 m
The Reset Rooms503 m

Nearby pharmacies

Beena Pharmacy373 m
Boots434 m
Petter Pharmacy502 m
Amy Pharmacy510 m

Nearby health

Crouch End Orthodontics311 m
Treehouse Dental425 m
Vale Practice525 m
OpenDoor595 m
Food hygiene (5-star)81% of 91

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

35

Investment score

Weak

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

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 73%
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

64.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,308m
Crossrail 2 route3,954m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,833 nationally

1,622

Est. population

9,473/km²

69%

Employed

73%

Degree educated

£51,500

Median income

2.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

46

Community stability

Age profile

22%
16%
28%
21%
Under 1822%
18–3416%
35–4928%
50–6421%
65+12%

Tenure

28%
33%
30%
Own outright28%
Own (mortgage)33%
Private rent30%
Social rent8%
Shared ownership1%

Ethnicity

57%
24%
White British57%
White Other24%
Asian6%
Black3%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine6%
No car household39%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent30%
Social rent8%

vs. London

Income vs London+22.6%
Price vs London+43.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
46
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
3
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
1
Under construction
0
Completed (3yr)
0
Largest scheme
136 homes · Roden Court, 113-115, Roden Court, 113-115, Hornsey Lane, N6 5NL
Pipeline pressure
LOW

Named schemes (500m)

Roden Court, 113-115, Roden Court, 113-115, Hornsey Lane, N6 5NL136 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
Lygoe House, 170, Hornsey Lane, London27 homes
completed
70-72, 70-72, Shepherds Hill, N6 5RH16 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£745,000)

£24,750

Standard buyer

£24,750

First-time buyer

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 8EL

Full postcodeN8 8EL
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.577403
Longitude-0.129886
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