Crouch End · Haringey · Hampstead and Highgate constituency · 51.58117, -0.13038

N8 8RH— Crouch End, Haringey

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

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 24/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
71
Safety
74
Schools
60
Transport
24
Environment
83
Investment
38

The bottom line

N8 8RH 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: 52 min to victoria — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N8 8RH scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N8 8RH meets your needs.

Location

N8 8RH

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 8RH

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N8 8RH with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing
Share:WhatsAppShare on X

How N8 8RH 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 · 8 min walk

KS2: 108.7

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 2 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 · 13 min walk

4 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 · 634m

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£12,447/m²
Price per ft²£1,156/ft²
Avg floor area150.7 m²

EPC breakdown

C
2%
D
14%
E
6%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 23%Terraced 63%Flat 14%

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£376,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band EAnnual charge £2,465
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+642%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.5%

per year

Acceleration

-24.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached22.8%
Terraced63.2%
Flat/maisonette14%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£223k£635k+184.8%3.5
Post-dot-com plateau2001–2004£585k£600k+2.6%3.3
Pre-crash peak2005–2007£860k£802k-6.7%1.7
GFC & correction2009–2012£415k£1.06m+155.4%1.7
Help-to-Buy recovery2013–2016£585k£1.64m+179.5%1.5
Brexit uncertainty2017–2019£1.53m£1.77m+16%1
Pandemic surge2020–2021£1.75m£1.77m+1.4%2
Rate-rise correction2022–2023£1.63m£1.63m+0%1
Current market2024–2025£1.85m£1.66m-10.5%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+1.5% alpha

Weakest performer

Terraced

+0.3% alpha

Semi-detached+1.5% α
Local
8.6%
District
7.1%
Terraced+0.3% α
Local
10.2%
District
9.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
Highgate Underground StationNorthern line
13.6 min walk
Crouch Hill

Nearby stations

Highgate Underground StationNorthern
14 min walk
Crouch Hill Rail StationSuffragette
18 min walk
Crouch HillNational Rail
18 min walk
Archway Underground StationNorthern
22 min walk
Upper Holloway Rail StationSuffragette
24 min walk
No bus stops within 400m

41

Walkability score

92

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 park128m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
447m
🅿️
Coolhurst LT&SR Club Carpark
486m

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: 5.7 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 46%
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

14 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

155

Parks (1km)

27

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

8

Gyms (1km)

73

Sports (1km)

2

Convenience

Nearest supermarketThe Co-op · 699 m
54 tennis courts4 swimming pools7 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
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 Wine263 m
R R News264 m
Crouch End Greens281 m
Park Local Supermarket295 m

Nearby cafes

Cafe Memz270 m
Velasquez and Van Wezel279 m
Rosemary405 m
Kids N Joy418 m

Nearby restaurants

Les Associes289 m
Basilico307 m
Nonnos Pizza355 m
Bar Esteban365 m

Nearby pubs

The Good Reader269 m
Maynard Arms288 m
Pink Zebra347 m
The Fox at Crouch End449 m

Nearby gyms

Hornsey Cricket Club128 m
Park Road Lido189 m
Park Road Pools & Fitness220 m
Rise Crouch End270 m

Nearby pharmacies

Pharmacia Naturale268 m
Amy Pharmacy302 m
Petter Pharmacy455 m
Boots516 m

Nearby health

Vale Practice314 m
Park Road Dental Practice317 m
Angle House Orthodontics436 m
Crouch End Health Centre459 m
Food hygiene (5-star)88% of 88

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

38

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

54.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,724m
Crossrail 2 route4,013m

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
Yes
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
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
84 homes · The Exchange (FMR TELECOM HOUSE), 71, The Exchange (FMR TELECOM HOUSE), 71, CROUCH END HILL, N8 8DD
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
IMPERIAL WORKS, IMPERIAL WORKS, SHANKLIN ROAD, N8 8TJ14 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

Live in N8 8RH? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N8 8RH.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

Similar postcodes

Frequently asked questions

📍 Track N8 8RH

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N8 8RH

Full postcodeN8 8RH
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.581170
Longitude-0.130381
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