Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.58400, -0.12807

N8 8RA— Crouch End, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 23/100Yield 3.73%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
70
Safety
77
Schools
60
Transport
23
Environment
81
Investment
50

The bottom line

N8 8RA offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N8 8RA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+14.5% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for N8 8RA

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

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“The family fortress”

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How N8 8RA 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 · 12 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 17 min walk

6 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

52.7 incidents per 1,000 residents

Better than 60% of London
↑ Rising 179.2%

-36% vs borough

Crime by type

Violence & sexual offences28%
Other21%
Anti-social behaviour16%
Vehicle crime16%
Robbery10%
Theft3%
Burglary3%
Drug offences1%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

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 · 286m

Crime is 19% below London average

Property

Prices, sales volume and market trends

Avg floor area106.3 m²

EPC breakdown

C
1%
D
16%
E
2%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 3%Terraced 69%Flat 28%

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£265,750
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+8.7%

Total change

+697%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.6%

per year

Acceleration

+47.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached3.2%
Terraced67.7%
Flat/maisonette29%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£182k£270k+48.3%2
Post-dot-com plateau2002–2004£159k£553k+247.8%1.7
Pre-crash peak2005–2007£189k£725k+283.6%1.7
GFC & correction2010–2011£213k£780k+266.2%1.5
Help-to-Buy recovery2013–2016£938k£1.32m+41.3%1.3
Brexit uncertainty2017–2019£790k£1.33m+68.2%1.5
Pandemic surge2020–2021£1.11m£1.45m+30.6%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
8.7%
District
7.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

10out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing21
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Highgate Underground StationNorthern line
17 min walk
Alexandra Palace→ Kings Cross· 11 tph
12 min

Nearby stations

Highgate Underground StationNorthern
18 min walk
Crouch Hill Rail StationSuffragette
20 min walk
Alexandra PalaceNational Rail
21 min walk
Turnpike Lane Underground StationPiccadilly
23 min walk
Wood Green Underground StationPiccadilly
24 min walk
No bus stops within 400m

52

Walkability score

145

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★47 min
Waterloo54 min ↑
Canary Wharf59 min ↑
City50 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)154
Nearest car park166m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
584m
🅿️
Fairground154 spaces
797m

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: 9.0 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: 5.9 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 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

18 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

201

Parks (1km)

40

Restaurants (800m)

20

Cafes (800m)

2

Pubs (400m)

5

Pharmacies (800m)

10

Gyms (1km)

73

Sports (1km)

5

Convenience

Nearest supermarketThe Co-op · 487 m
52 tennis courts3 swimming pools8 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

529m

Post office

Nearby shops

Venus Foods and Wine162 m
R R News175 m
Park Local Supermarket296 m
Crouch End Greens302 m

Nearby cafes

Cafe Memz209 m
Velasquez and Van Wezel260 m
Priory Park Cafe284 m
Sourdough Sophia439 m

Nearby restaurants

Les Associes98 m
Basilico337 m
Nonnos Pizza396 m
Bar Esteban407 m

Nearby pubs

The Good Reader133 m
Maynard Arms281 m
Pink Zebra373 m
The Fox at Crouch End476 m

Nearby gyms

Park Road Pools & Fitness169 m
Park Road Lido180 m
Rise Crouch End228 m
Hornsey Cricket Club266 m

Nearby pharmacies

Pharmacia Naturale202 m
Amy Pharmacy332 m
Petter Pharmacy517 m
Boots647 m

Nearby health

Park Road Dental Practice132 m
Vale Practice327 m
Angle House Orthodontics354 m
Crouch End Health Centre380 m
Food hygiene (5-star)82% of 117

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

50

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

41.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,000m
Crossrail 2 route3,871m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,471 nationally

1,271

Est. population

16,597/km²

63%

Employed

63%

Degree educated

£48,100

Median income

2.5%

Claimant rate

SuburbanVery high densityEstablished mixed

48

Community stability

Age profile

20%
17%
23%
23%
16%
Under 1820%
18–3417%
35–4923%
50–6423%
65+16%

Tenure

26%
31%
22%
18%
Own outright27%
Own (mortgage)32%
Private rent22%
Social rent18%
Shared ownership2%
Rent free0%

Ethnicity

57%
20%
White British57%
White Other20%
Asian6%
Black5%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine10%
No car household39%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent22%
Social rent18%

vs. London

Income vs London+14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
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
0
Under construction
0
Completed (3yr)
1
Largest scheme
56 homes · Former Hornsey Central Hospital, Former Hornsey Central Hospital, Park Road, N8
Pipeline pressure
NONE

Named schemes (500m)

Former Hornsey Central Hospital, Former Hornsey Central Hospital, Park Road, N856 homes
completed
HIGHGATE WOOD LOWER SCHOOL, HIGHGATE WOOD LOWER SCHOOL, PARK ROAD, N850 homes
completed
77-79, 77-79, MIDDLE LANE, N824 homes
completed
50-66, 50-66, PARK ROAD, N824 homes
completed
ARGYLE WORKS, ARGYLE WORKS, PRIORY ROAD, PARK AVENUE SOUTH (106), N816 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

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Key facts for N8 8RA

Full postcodeN8 8RA
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.584001
Longitude-0.128070
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