Crouch End · Haringey · Hampstead and Highgate constituency · 51.58168, -0.13149

N8 8RG— Crouch End, Haringey

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 74/100Transport 25/100Yield 3.73%
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Car-dependent area — limited public transport

Area score
68
Safety
74
Schools
60
Transport
25
Environment
83
Investment
47

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Location

N8 8RG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+22.6% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for N8 8RG

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

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How N8 8RG 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 · 9 min walk

KS2: 108.7

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 1 min walk

P8: +0.31A8: 51.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.1 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 313.3%

-12% vs borough

Crime by type

Other31%
Vehicle crime23%
Violence & sexual offences18%
Anti-social behaviour11%
Burglary8%
Theft3%
Robbery3%
Drug offences2%

Stop & search

1.2

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 · 614m

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area20.5 m²

EPC breakdown

C
2%

Based on 2 properties · Confidence: very_low

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£51,250
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,465
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
13 min walk
Crouch Hill

Nearby stations

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

35

Walkability score

84

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge59 min ↑
Victoria ★52 min
Waterloo60 min ↑
Canary Wharf65 min ↑
City55 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)

1

EV chargers (800m)

Nearest car park144m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
542m
🅿️
Coolhurst LT&SR Club Carpark
542m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 5.7 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 25%
More green space than 93% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.9 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

15 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

157

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

76

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Good Reader (300 m)

Nearest supermarketThe Co-op · 628 m
57 tennis courts4 swimming pools7 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)

614m

Post office

Nearby shops

Venus Foods and Wine304 m
R R News309 m
Crouch End Greens356 m
Park Local Supermarket368 m

Nearby cafes

Cafe Memz324 m
Velasquez and Van Wezel345 m
Rosemary492 m
Kids N Joy505 m

Nearby restaurants

Les Associes267 m
Basilico386 m
Nonnos Pizza439 m
Bar Esteban450 m

Nearby pubs

The Good Reader300 m
Maynard Arms358 m
Pink Zebra429 m
The Fox at Crouch End535 m

Nearby gyms

Hornsey Cricket Club85 m
Park Road Lido170 m
Park Road Pools & Fitness189 m
Crouch End Cricket Club284 m

Nearby pharmacies

Pharmacia Naturale320 m
Amy Pharmacy381 m
Petter Pharmacy545 m
Boots611 m

Nearby health

Park Road Dental Practice279 m
Vale Practice390 m
Angle House Orthodontics506 m
Crouch End Health Centre530 m
Food hygiene (5-star)84% of 51

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

47

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 score21/100
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

37.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,797m
Crossrail 2 route4,093m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,899 nationally

1,719

Est. population

6,517/km²

66%

Employed

69%

Degree educated

£51,500

Median income

3.3%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

21%
17%
24%
22%
16%
Under 1821%
18–3417%
35–4924%
50–6422%
65+16%

Tenure

30%
29%
26%
14%
Own outright30%
Own (mortgage)29%
Private rent26%
Social rent14%
Shared ownership2%

Ethnicity

56%
22%
White British56%
White Other22%
Asian6%
Black5%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine8%
No car household34%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent26%
Social rent14%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
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
1
Under construction
0
Completed (3yr)
1
Largest scheme
56 homes · Former Hornsey Central Hospital, Former Hornsey Central Hospital, Park Road, N8
Pipeline pressure
LOW

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
70-72, 70-72, Shepherds Hill, N6 5RH16 homes
completed
13-19, 13-19, TIVOLI ROAD, N814 homes
completed
78, 78, Shepherds Hill, N6 5RH9 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 8RG

Full postcodeN8 8RG
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.581682
Longitude-0.131485
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