Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.58198, -0.12245

N8 8SH— Crouch End, Haringey

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

The hidden gem

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 35/100Low yield 3.00%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
70
Safety
76
Schools
90
Transport
35
Environment
74
Investment
43

The bottom line

N8 8SH offers exceptional schools (100% Good/Outstanding) and low crime at £640,000 median — strong value for Families 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 8SH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+23.1% vs London avg
vs London income+11.4% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for N8 8SH

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

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“The hidden gem”

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How N8 8SH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rokesly Junior School

Not yet inspected · 3 min walk

KS2: 105.8

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 9 min walk

P8: +0.48A8: 45.3

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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.6 incidents per 1,000 residents

Better than 57% of London
↑ Rising 229.6%

-31% vs borough

Crime by type

Other28%
Vehicle crime18%
Violence & sexual offences17%
Robbery12%
Anti-social behaviour10%
Theft10%
Drug offences2%
Burglary2%

Stop & search

2.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

9

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 603m

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£640,000

Median sale price

Above London median by 23%

£640,000 is 23% above the London median (£520,000)

+41.4%

This year

Flat

Dominant type

Price history

5-year change
+49.9%
Sales (24 months)7
New build0.0%
Avg terraced£2,260,000
Avg flat£600,000
Price per m²£8,649/m²
Price per ft²£803/ft²
Avg floor area75.5 m²

EPC breakdown

C
33%
D
31%
E
12%
F
2%
G
2%

Based on 80 properties · Confidence: high

Street mix

Semi 1%Terraced 12%Flat 88%

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

Stamp duty

Standard buyer£19,500
First-time buyerFTB
£19,500
Additional propertyBTL/2nd
£38,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.7×

Price-to-income

£3,202/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Rebuild cost estimate£188,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7%

Total change

+655%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.3%

per year

Acceleration

-102.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 136 sales

Property Type Mix

Total: 136 sales

Semi-detached0.7%
Terraced11%
Flat/maisonette88.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£144k+81.4%5.7
Post-dot-com plateau2001–2004£248k£276k+11.3%7.8
Pre-crash peak2005–2007£227k£306k+34.9%5
GFC & correction2008–2012£884k£282k-68.1%2.4
Help-to-Buy recovery2013–2016£405k£522k+28.9%4
Brexit uncertainty2017–2019£639k£500k-21.7%3
Pandemic surge2020–2021£485k£427k-12%2
Rate-rise correction2022–2023£414k£554k+33.8%3.5
Current market2024–2025£928k£600k-35.3%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Weakest performer

Terraced

-1.4% alpha

Flat/maisonette-0.1% α
Local
6.7%
District
6.8%
Terraced-1.4% α
Local
6.1%
District
7.5%

CAGR over 30yr 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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Wood Green Underground StationPiccadilly line
23.1 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
11 min walk
Crouch Hill Rail StationSuffragette
16 min walk
Turnpike Lane Underground StationPiccadilly
20 min walk
Highgate Underground StationNorthern
21 min walk
Harringay Green Lanes Rail StationSuffragette
22 min walk
No bus stops within 400m

68

Walkability score

209

Footpaths (500m)

0

Santander docks (800m)

2.8 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

15

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)5
Nearest car park158m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
353m

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 AONB14% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.5 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

10

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

149

Parks (1km)

58

Restaurants (800m)

30

Cafes (800m)

5

Pubs (400m)

6

Pharmacies (800m)

11

Gyms (1km)

26

Sports (1km)

13

Convenience

Nearest supermarketHarvest International N8 · 180 m
10 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

160m

Post office

Nearby shops

Vinas News102 m
Pachara Asian Grocery159 m
Freemans219 m
Asees Food & Wine221 m

Nearby cafes

BEAM107 m
Sourdough Sophia108 m
The Haberdashery113 m
Punk Cake128 m

Nearby restaurants

Paccata78 m
The Belash India82 m
Melange83 m
Bistro Aix85 m

Nearby pubs

The Queens117 m
Little Mercies143 m
The Fox at Crouch End190 m
Small Beer193 m

Nearby gyms

Crouch End Fitness Centre116 m
PureGym129 m
Virgin Active145 m
Yoga Centre271 m

Nearby pharmacies

Petter Pharmacy238 m
Amy Pharmacy259 m
Pharmacia Naturale316 m
Boots374 m

Nearby health

Middle Lane Dental91 m
Crouch End Health Centre98 m
Angle House Orthodontics121 m
OpenDoor132 m
Food hygiene (5-star)78% of 162

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

43

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score47/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

60.7

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,710m
Crossrail 2 route3,470m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,105 nationally

1,571

Est. population

10,601/km²

68%

Employed

63%

Degree educated

£46,800

Median income

15.1%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

20%
24%
26%
18%
Under 1821%
18–3424%
35–4926%
50–6418%
65+11%

Tenure

17%
35%
30%
17%
Own outright17%
Own (mortgage)35%
Private rent30%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

51%
23%
White British51%
White Other23%
Asian6%
Black10%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine10%
No car household47%
Unemployed7%
No qualifications9%

Housing tenure (Census 2021)

Private rent30%
Social rent17%

vs. London

Income vs London+11.4%
Price vs London+23.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
1
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
4
Under construction
0
Completed (3yr)
7
Largest scheme
146 homes · HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ
Pipeline pressure
LOW

Named schemes (500m)

HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ146 homes
completed
163, 163, Tottenham Lane, Crouch End, N8 9BT26 homes
completed
50-66, 50-66, PARK ROAD, N824 homes
completed
77-79, 77-79, MIDDLE LANE, N824 homes
completed
FORMER SCHOOL KITCHENS SITE, R/O 44-50, FORMER SCHOOL KITCHENS SITE, R/O 44-50, HERMISTON AVENUE, N819 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£640,000)

£19,500

Standard buyer

£19,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N8 8SH

Full postcodeN8 8SH
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.581978
Longitude-0.122452
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