Crouch End · Haringey · Hampstead and Highgate constituency · 51.57779, -0.13092

N8 8ES— Crouch End, Haringey

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

The family fortress

 

Top 8% LondonSchools 100%Safety 87/100Transport 26/100Yield 3.73%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
74
Safety
87
Schools
60
Transport
26
Environment
83
Investment
48

The bottom line

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

Less suited to Car-free commuters.

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Location

N8 8ES

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N8 8ES

🛡️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 8ES 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 · 5 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 · 9 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

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

Prices, sales volume and market trends

Avg floor area52.9 m²

EPC breakdown

C
11%
D
5%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Flat 97%Other 3%

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£132,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.7%

Total change

+508%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.8%

per year

Acceleration

-41.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£130k+99.9%1
Post-dot-com plateau2001–2004£152k£187k+23%1.8
Pre-crash peak2005–2006£232k£230k-1.1%2
GFC & correction2009–2012£270k£330k+22.2%1.3
Help-to-Buy recovery2015–2016£363k£525k+44.5%1.5
Brexit uncertainty2018–2019£440k£380k-13.6%1.5
Pandemic surge2021–2021£475k£475k+0%1
Rate-rise correction2023–2023£395k£395k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
6.5%
District
6.7%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
16.8 min walk
Upper Holloway

Nearby stations

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

36

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria ★42 min
Waterloo45 min ↑
Canary Wharf53 min ↑
City46 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

11

Car parks (800m)

4

EV chargers (800m)

Nearest car park108m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
108m
🅿️
Crouch Hall Road Car Park· yes
452m

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 AONB43% green spaceTree canopy: 43%
More green space than 93% 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

10 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

6

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

151

Parks (1km)

15

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

6

Gyms (1km)

61

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Tavern (449 m)

Nearest supermarketThe Source Bulk Foods · 482 m
45 tennis courts4 swimming pools6 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)

642m

Post office

Nearby shops

Wine Booze Grocery Off Licence398 m
Alyan Food & Wine419 m
Majestic444 m
Broadway Fruiterers495 m

Nearby cafes

Brunch on the Hill424 m
Merro439 m
Costa478 m
Starbucks486 m

Nearby restaurants

Pandan Leaf394 m
WOW Simply Japanese434 m
Tootoomoo443 m
La Vecchia448 m

Nearby pubs

The Railway Tavern449 m
King's Head467 m
The Wooden Cross496 m
Floral Hall524 m

Nearby gyms

Coolhurst Tennis & Squash Club157 m
=Results412 m
3Tribes417 m
Hornsey Cricket Club502 m

Nearby pharmacies

Beena Pharmacy440 m
Boots491 m
Amy Pharmacy518 m
Petter Pharmacy540 m

Nearby health

Crouch End Orthodontics388 m
Treehouse Dental484 m
Vale Practice533 m
OpenDoor625 m
Food hygiene (5-star)85% of 71

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

48

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 score24/100
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

41.7

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,366m
Crossrail 2 route4,029m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
47
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
2
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
70-72, 70-72, Shepherds Hill, N6 5RH16 homes
completed
78, 78, Shepherds Hill, N6 5RH9 homes
completed
19, 19, Crescent Road, Crouch End, N8 8AL9 homes
completed
62-70, 62-70, Coolhurst Road, Crouch End, N8 8EU5 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 8ES

Full postcodeN8 8ES
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.577788
Longitude-0.130923
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