Crouch End · Haringey · Hampstead and Highgate constituency · 51.58055, -0.12880

N8 8RS— Crouch End, Haringey

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

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 24/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
71
Safety
74
Schools
60
Transport
24
Environment
82
Investment
40

The bottom line

N8 8RS 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 8RS

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 8RS

🛡️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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How N8 8RS 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 · 7 min walk

KS2: 108.7

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 4 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 · 12 min walk

5 primaries · 2 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 · 673m

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£12,216/m²
Price per ft²£1,135/ft²
Avg floor area89.1 m²

EPC breakdown

C
8%
D
15%
E
4%
F
3%

Based on 30 properties · Confidence: high

Street mix

Semi 2%Terraced 17%Flat 81%

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£222,750
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)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,465
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+593%

Market Activity

Price Velocity & Acceleration

Current Velocity

-71.0%

per year

Acceleration

-273.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached1.7%
Terraced17.2%
Flat/maisonette81%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£408k+450.7%3
Post-dot-com plateau2001–2004£715k£385k-46.2%2
Pre-crash peak2005–2007£250k£955k+282%2.7
GFC & correction2008–2012£1.03m£498k-51.7%2
Help-to-Buy recovery2013–2016£559k£500k-10.6%1.7
Brexit uncertainty2017–2019£480k£779k+62.4%1.5
Pandemic surge2021–2021£815k£815k+0%2
Rate-rise correction2022–2022£586k£586k+0%3
Current market2024–2025£1.77m£513k-71%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
6.3%
District
7.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
20.7 min walk
Crouch Hill

Nearby stations

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

54

Walkability score

114

Footpaths (500m)

0

Santander docks (800m)

2.6 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)

2

EV chargers (800m)

Nearest car park193m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
318m
🅿️
Coolhurst LT&SR Club Carpark
443m

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: 5.6 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.0 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

13 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

164

Parks (1km)

30

Restaurants (800m)

22

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

10

Gyms (1km)

72

Sports (1km)

5

Convenience

Nearest supermarketWaitrose · 357 m
52 tennis courts3 swimming pools7 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

416m

Post office

Nearby shops

Crouch End Greens200 m
Bottle Apostle215 m
Park Local Supermarket217 m
R R News244 m

Nearby cafes

Velasquez and Van Wezel217 m
Cafe Memz232 m
Rosemary290 m
Kids N Joy302 m

Nearby restaurants

Basilico213 m
Nonnos Pizza247 m
Bar Esteban256 m
Mr Firewater267 m

Nearby pubs

Maynard Arms217 m
Pink Zebra246 m
The Good Reader269 m
The Fox at Crouch End335 m

Nearby gyms

Rise Crouch End223 m
Hornsey Cricket Club237 m
Park Road Lido265 m
Park Road Pools & Fitness301 m

Nearby pharmacies

Amy Pharmacy210 m
Pharmacia Naturale234 m
Petter Pharmacy333 m
Boots387 m

Nearby health

Vale Practice224 m
Angle House Orthodontics353 m
OpenDoor370 m
Crouch End Health Centre372 m
Food hygiene (5-star)82% of 108

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

40

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 score30/100
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

12/100

Velocity score

Future outlook

56.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,634m
Crossrail 2 route3,900m

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)
9
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
1
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
146 homes · HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ
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
50-66, 50-66, PARK ROAD, N824 homes
completed
The Collection (FMR DUKE HOUSE), 75, The Collection (FMR DUKE HOUSE), 75, CROUCH HALL ROAD, N8 8HE15 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

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Key facts for N8 8RS

Full postcodeN8 8RS
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.580551
Longitude-0.128804
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