Crouch End · Haringey · Hampstead and Highgate constituency · 51.58037, -0.12545

N8 8TN— Crouch End, Haringey

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

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 26/100~4% yield · indicativeOnly 2 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
26
Environment
74
Investment
39

The bottom line

N8 8TN offers exceptional schools (100% Good/Outstanding) and low crime — 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 8TN

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 8TN

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

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How N8 8TN 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 · 7 min walk

P8: +0.31A8: 51.5

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 12 min walk

6 primaries · 3 secondaries · 1 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 694m

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£12,025/m²
Price per ft²£1,117/ft²
Avg floor area132.6 m²

EPC breakdown

C
1%
D
11%
E
6%

Based on 18 properties · Confidence: medium

Street mix

Semi 2%Terraced 98%

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£331,500
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

+7.8%

Total change

+849%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.0%

per year

Acceleration

+1.70

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached2.2%
Terraced97.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£162k£330k+103.7%2.8
Post-dot-com plateau2001–2004£448k£470k+5%3.7
Pre-crash peak2005–2006£568k£612k+7.7%3
GFC & correction2008–2011£500k£760k+52%2
Help-to-Buy recovery2014–2016£1.13m£1.34m+19%2
Brexit uncertainty2018–2019£1.37m£1.18m-14.2%1
Pandemic surge2020–2020£1.31m£1.31m+0%1
Rate-rise correction2022–2022£1.41m£1.41m+0%1
Current market2025–2025£1.54m£1.54m+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
7.8%
District
7.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
Archway Underground StationNorthern line
21.4 min walk
Crouch Hill

Nearby stations

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

65

Walkability score

122

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)

1

EV chargers (800m)

Nearest car park142m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
142m
🅿️
Coolhurst LT&SR Club Carpark
553m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 5.5 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 34%
Above average green space

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

12 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

9

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

180

Parks (1km)

40

Restaurants (800m)

24

Cafes (800m)

11

Pubs (400m)

5

Pharmacies (800m)

9

Gyms (1km)

46

Sports (1km)

20

Convenience

Nearest supermarketWaitrose · 143 m
30 tennis courts1 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

11

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

184m

Post office

Nearby shops

The Crouch End Cellars97 m
Bottle Apostle101 m
Freemans118 m
Crouch End Greens141 m

Nearby cafes

Rosemary61 m
Kids N Joy71 m
Sable D'Or113 m
Udderlicious Ice Cream148 m

Nearby restaurants

Mr Firewater51 m
Bar Esteban55 m
Nonnos Pizza60 m
The Grill78 m

Nearby pubs

Pink Zebra82 m
The Fox at Crouch End104 m
Small Beer162 m
Maynard Arms163 m

Nearby gyms

The Reset Rooms163 m
Virgin Active195 m
Rise Crouch End215 m
3Tribes218 m

Nearby pharmacies

Petter Pharmacy102 m
Amy Pharmacy111 m
Boots205 m
Pharmacia Naturale241 m

Nearby health

Vale Practice119 m
OpenDoor151 m
Middle Lane Dental183 m
Angle House Orthodontics193 m
Food hygiene (5-star)80% of 125

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

39

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 score31/100
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

58.9

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,569m
Crossrail 2 route3,667m

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)
11
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
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
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)

HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ146 homes
completed
The Exchange (FMR TELECOM HOUSE), 71, The Exchange (FMR TELECOM HOUSE), 71, CROUCH END HILL, N8 8DD84 homes
completed
HIGHGATE WOOD LOWER SCHOOL, HIGHGATE WOOD LOWER SCHOOL, PARK ROAD, N850 homes
completed
77-79, 77-79, MIDDLE LANE, N824 homes
completed
50-66, 50-66, PARK ROAD, N824 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 8TN

Full postcodeN8 8TN
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.580371
Longitude-0.125448
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