Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.57788, -0.11647

N8 9AA— Crouch End, Haringey

Location and area intelligence for N8 9AA, Crouch End, Haringey

 

Top 10% LondonSchools 100%Safety 73/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
73
Safety
73
Schools
100
Transport
38
Environment
79
Investment
39

The bottom line

N8 9AA offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N8 9AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.6% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for N8 9AA

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

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How N8 9AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Weston Park Primary School

Outstanding · Inspected Jun 2024 · 5 min walk

KS2: 105.5

—

Secondary

Hornsey School for Girls

Not yet inspected · 6 min walk

P8: +0.37A8: 50.0

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 · 11 min walk

7 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

75.4 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 321.4%

-8% vs borough

Crime by type

Vehicle crime26%
Violence & sexual offences25%
Other16%
Burglary11%
Anti-social behaviour10%
Theft8%
Drug offences3%
Robbery1%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.2km

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£11,932/m²
Price per ft²£1,109/ft²
Avg floor area128.3 m²

EPC breakdown

C
3%
D
23%
E
7%
G
1%

Based on 34 properties · Confidence: high

Street mix

Semi 19%Terraced 61%Detached 7%Flat 12%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£320,750
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)
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

+7.6%

Total change

+791%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.1%

per year

Acceleration

+11.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 57 sales

Property Type Mix

Total: 57 sales

Detached7%
Semi-detached19.3%
Terraced61.4%
Flat/maisonette12.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£174k£430k+147.1%2.7
Post-dot-com plateau2002–2004£494k£563k+13.9%2.7
Pre-crash peak2005–2007£589k£975k+65.6%1.5
GFC & correction2008–2012£700k£805k+15%1.5
Help-to-Buy recovery2014–2016£1.25m£1.46m+16.8%2.3
Brexit uncertainty2017–2019£1.33m£1.29m-3.5%1
Pandemic surge2020–2021£1.26m£1.67m+32.7%3.5
Rate-rise correction2022–2023£730k£1.97m+169.9%2
Current market2024–2025£1.63m£1.55m-5.1%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Weakest performer

Semi-detached

-0.1% alpha

Terraced+0.4% α
Local
8.1%
District
7.7%
Semi-detached-0.1% α
Local
7.6%
District
7.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Finsbury Park Underground StationPiccadilly line
20 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
9 min walk
Crouch HillNational Rail
9 min walk
Harringay Green Lanes Rail StationSuffragette
16 min walk
Manor House Underground StationPiccadilly
20 min walk
Finsbury Park Underground StationPiccadilly · Victoria
21 min walk
No bus stops within 400m

37

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★37 min
Waterloo44 min ↑
Canary Wharf52 min ↑
City43 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 park299m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
594m

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: 9.0 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: 5.2 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 52%
More green space than 85% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.7 km

Energy

Solar: 850 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 yield849.5 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

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

567

Parks (1km)

30

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

16

Gyms (1km)

21

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Floral Hall (478 m)

Nearest supermarketHarvest International N8 · 514 m
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

531m

Post office

Nearby shops

Dunns508 m
Pachara Asian Grocery511 m
Asees Food & Wine517 m
GAIL's519 m

Nearby cafes

Weston Park Cafe291 m
Stationers Park Cafe351 m
Lydia Brasserie463 m
Coffee Circus485 m

Nearby restaurants

Les 2 Garcons484 m
Paesan497 m
El Loco Burrito510 m
Cubes511 m

Nearby pubs

Floral Hall478 m
The Wooden Cross506 m
Little Mercies509 m
The Queens512 m

Nearby gyms

Yoga Junction295 m
Corehealth480 m
N4 workout498 m
PureGym517 m

Nearby pharmacies

Boots532 m
Beena Pharmacy562 m
Petter Pharmacy580 m
Saigrace628 m

Nearby health

Treehouse Dental533 m
Denchic Dental Spa543 m
OpenDoor598 m
Crouch End Orthodontics627 m
Food hygiene (5-star)71% of 112

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 score26/100
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

54.6

Price growth score

C
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,200m
Crossrail 2 route3,029m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,778 nationally

1,565

Est. population

13,213/km²

66%

Employed

68%

Degree educated

£49,800

Median income

3.0%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

21%
20%
24%
24%
Under 1821%
18–3420%
35–4924%
50–6424%
65+12%

Tenure

24%
29%
29%
17%
Own outright24%
Own (mortgage)29%
Private rent29%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

55%
22%
White British55%
White Other22%
Asian3%
Black8%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine11%
No car household42%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent29%
Social rent17%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
100%
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)
20
Largest scheme
146 homes · HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ
Pipeline pressure
LOW

Named schemes (500m)

Dickenson House & Womersley House, Dickenson House & Womersley House, Dickenson Road, Wormersley Road, N842 homes
completed
UPPER STATIONERS SCHOOL SITE, 002, UPPER STATIONERS SCHOOL SITE, 002, MAYFIELD ROAD, N838 homes
completed
54-58, 54-58, BLYTHWOOD ROAD, N410 homes
completed
115, Ferme Park Road, London, N8 9SG7 homes
completed
18, 18, Tregaron Avenue, N8 9EY7 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 9AA

Full postcodeN8 9AA
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.577881
Longitude-0.116473
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