Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.58209, -0.12649

N8 8SL— Crouch End, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 23/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
70
Safety
77
Schools
60
Transport
23
Environment
78
Investment
38

The bottom line

N8 8SL 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 8SL

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 8SL

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N8 8SL 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 · 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 · 14 min walk

8 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 495m

Crime is 19% below 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£17,391/m²
Price per ft²£1,616/ft²
Avg floor area78.4 m²

EPC breakdown

C
12%
D
13%
E
3%

Based on 28 properties · Confidence: medium

Street mix

Terraced 50%Flat 44%Other 6%

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£196,000
Rebuild cost per m²£2,500/m²

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

Construction era2019
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

+9.3%

Total change

+1324%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.3%

per year

Acceleration

-175.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 32 sales

Property Type Mix

Total: 32 sales

Terraced53.1%
Flat/maisonette46.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£92k£230k+149%1.7
Post-dot-com plateau2003–2004£336k£223k-33.7%1
Pre-crash peak2006–2006£500k£500k+0%1
GFC & correction2008–2012£630k£495k-21.4%1
Brexit uncertainty2018–2019£1.23m£500k-59.2%8.5
Current market2024–2025£1.36m£1.31m-3.3%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.4% alpha

Terraced+1.4% α
Local
9.3%
District
7.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position40

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
23.2 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
17 min walk
Crouch HillNational Rail
17 min walk
Highgate Underground StationNorthern
18 min walk
Turnpike Lane Underground StationPiccadilly
23 min walk
Archway Underground StationNorthern
24 min walk
No bus stops within 400m

60

Walkability score

165

Footpaths (500m)

0

Santander docks (800m)

2.7 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)

Nearest car park45m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
346m
🅿️
Coolhurst LT&SR Club Carpark
665m

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 AONB28% green spaceTree canopy: 70%
More green space than 83% 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

15 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

194

Parks (1km)

41

Restaurants (800m)

23

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

11

Gyms (1km)

58

Sports (1km)

7

Convenience

Nearest supermarketWaitrose · 338 m
39 tennis courts1 swimming pools7 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

306m

Post office

Nearby shops

Park Local Supermarket57 m
Crouch End Greens66 m
R R News71 m
Venus Foods and Wine84 m

Nearby cafes

Velasquez and Van Wezel23 m
Cafe Memz35 m
Rosemary214 m
Kids N Joy225 m

Nearby restaurants

Basilico98 m
Nonnos Pizza157 m
Bar Esteban169 m
Mr Firewater185 m

Nearby pubs

Maynard Arms42 m
The Good Reader114 m
Pink Zebra134 m
The Fox at Crouch End243 m

Nearby gyms

Rise Crouch End21 m
Park Road Lido249 m
Park Road Pools & Fitness275 m
Hornsey Cricket Club297 m

Nearby pharmacies

Pharmacia Naturale42 m
Amy Pharmacy93 m
Petter Pharmacy279 m
Boots408 m

Nearby health

Vale Practice87 m
Angle House Orthodontics160 m
Crouch End Health Centre186 m
Middle Lane Dental219 m
Food hygiene (5-star)80% of 126

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

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

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

54.1

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,770m
Crossrail 2 route3,750m

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)
11
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
1
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
4
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
77-79, 77-79, MIDDLE LANE, N824 homes
completed
GROSVENOR HOUSE, 21-31, GROSVENOR HOUSE, 21-31, THE BROADWAY, N818 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 8SL

Full postcodeN8 8SL
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.582088
Longitude-0.126489
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