Crouch End · Haringey · Hampstead and Highgate constituency · 51.57664, -0.13070

N8 8EW— Crouch End, Haringey

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

The family fortress

 

Top 10% LondonSchools 100%Safety 87/100Transport 27/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
73
Safety
87
Schools
60
Transport
27
Environment
79
Investment
39

The bottom line

N8 8EW 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 8EW

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 8EW

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N8 8EW 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 · 7 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

3 primaries · 3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.1km

Crime is 56% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N8 district median

£515,000

Based on 361 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£11,889/m²
Price per ft²£1,104/ft²
Avg floor area138 m²

EPC breakdown

C
3%
D
1%

Based on 4 properties · Confidence: low

Street mix

Terraced 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£345,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
RoofFlat, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.7%

Total change

+836%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.8%

per year

Acceleration

-67.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 9 sales

Property Type Mix

Total: 9 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£187k£352k+88.2%1.3
Post-dot-com plateau2002–2002£415k£415k+0%1
Pre-crash peak2005–2005£490k£490k+0%1
GFC & correction2010–2010£750k£750k+0%1
Help-to-Buy recovery2014–2014£1.43m£1.43m+0%1
Current market2025–2025£1.75m£1.75m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
15.3 min walk
Upper Holloway

Nearby stations

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

39

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

2.3 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

9

Car parks (800m)

8

EV chargers (800m)

Nearest car park30m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
30m
🅿️
Crouch Hall Road Car Park· yes
496m

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 AONB31% green spaceTree canopy: 10%
More green space than 86% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.7 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

3

GPs within 1km

6

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

154

Parks (1km)

13

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

7

Gyms (1km)

55

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway Tavern (447 m)

Nearest supermarketThe Source Bulk Foods · 505 m
41 tennis courts3 swimming pools4 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)

699m

Post office

Nearby shops

Wine Booze Grocery Off Licence385 m
Londis410 m
Alyan Food & Wine420 m
Majestic438 m

Nearby cafes

Merro341 m
Brunch on the Hill426 m
Costa500 m
Starbucks512 m

Nearby restaurants

Pandan Leaf379 m
Subway402 m
WOW Simply Japanese441 m
Roshan's Kitchen450 m

Nearby pubs

The Railway Tavern447 m
King's Head484 m
The Wooden Cross503 m
Floral Hall523 m

Nearby gyms

Coolhurst Tennis & Squash Club44 m
3Tribes396 m
=Results408 m
The Reset Rooms595 m

Nearby pharmacies

Beena Pharmacy449 m
Boots520 m
Petter Pharmacy599 m
Amy Pharmacy612 m

Nearby health

Crouch End Orthodontics369 m
Treehouse Dental509 m
Vale Practice626 m
OpenDoor694 m
Food hygiene (5-star)86% of 66

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

39

Investment score

Weak

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

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

8/100

Velocity score

Future outlook

47.9

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,238m
Crossrail 2 route4,005m

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)
1
Live planning apps (800m)
60
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
3
Local approval rate
50%
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
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
109-111, 109-111, HORNSEY LANE, N644 homes
completed
Sunnyside Service Station, 87, Sunnyside Road, London, N19 3SL41 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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Key facts for N8 8EW

Full postcodeN8 8EW
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.576642
Longitude-0.130696
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