Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.58192, -0.11841

N8 9BL— Crouch End, Haringey

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 41/100Yield 3.73%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
76
Schools
60
Transport
41
Environment
76
Investment
46

The bottom line

N8 9BL 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 9BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N8 9BL

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

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“The practical family move”

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How N8 9BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rokesly Junior School

Not yet inspected · 2 min walk

KS2: 105.8

—

Secondary

Hornsey School for Girls

Not yet inspected · 3 min walk

P8: +0.37A8: 50.0

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 15 min walk

9 primaries · 2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 795m

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area114.3 m²

EPC breakdown

B
2%
C
12%
D
18%
E
4%

Based on 36 properties · Confidence: high

Street mix

Terraced 5%Flat 95%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£285,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.3%

Total change

+628%

Market Activity

Price Velocity & Acceleration

Current Velocity

+72.2%

per year

Acceleration

+127.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 39 sales

Property Type Mix

Total: 39 sales

Terraced5.1%
Flat/maisonette94.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£177k+171.5%2.2
Post-dot-com plateau2001–2003£170k£215k+26.5%2.3
Pre-crash peak2005–2006£301k£232k-23.1%3
GFC & correction2008–2012£340k£405k+19.1%1.5
Help-to-Buy recovery2013–2016£610k£380k-37.7%1.2
Pandemic surge2021–2021£611k£611k+0%1
Rate-rise correction2022–2023£275k£474k+72.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
7.3%
District
7.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Turnpike Lane Underground StationPiccadilly line
16.9 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
8 min walk
Crouch Hill Rail StationSuffragette
15 min walk
Turnpike Lane Underground StationPiccadilly
18 min walk
Harringay Green Lanes Rail StationSuffragette
19 min walk
Wood Green Underground StationPiccadilly
23 min walk
No bus stops within 400m

67

Walkability score

150

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria42 min ↑
Waterloo49 min ↑
Canary Wharf51 min ↑
City ★41 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

18

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)105
Nearest car park130m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
538m

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: 5.6 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 43%
Above average green space

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

16 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

208

Parks (1km)

60

Restaurants (800m)

29

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

17

Gyms (1km)

31

Sports (1km)

4

Convenience

Nearest supermarketHarvest International N8 · 100 m
9 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

340m

Post office

Nearby shops

Fresco64 m
Yellow Food & Wine73 m
The Corner Buzz212 m
Vinas News273 m

Nearby cafes

Brekky & Brunch85 m
Bubbles T200 m
Amber Crumb Cafe207 m
Weston Park Cafe252 m

Nearby restaurants

Sumak59 m
Crouch End Best Kebab70 m
Domino's72 m
Best 275 m

Nearby pubs

McCafferty's Bar250 m
The Queens265 m
Little Mercies299 m
Small Beer373 m

Nearby gyms

Yoga Centre63 m
PureGym156 m
Crouch End Fitness Centre169 m
Yoga Junction274 m

Nearby pharmacies

Saigrace218 m
Petter Pharmacy441 m
Boots524 m
Amy Pharmacy532 m

Nearby health

Denchic Dental Spa83 m
Smiles 4u289 m
Middle Lane Dental355 m
OpenDoor368 m
Food hygiene (5-star)78% of 149

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

46

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

42.2

Price growth score

D
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,663m
Crossrail 2 route3,190m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
7
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
447
Under construction
0
Completed (3yr)
7
Largest scheme
440 homes · 35 Hornsey Refuse And Recycling Centre, High Street, N8 7QB
Pipeline pressure
HIGH

Named schemes (500m)

130-132, 130-132, TOTTENHAM LANE, N875 homes
completed
FORMER ALLOTMENTS (NOW SWALLOW HOUSE), FORMER ALLOTMENTS (NOW SWALLOW HOUSE), MOSELLE CLOSE, MILES ROAD (25), N833 homes
completed
163, 163, Tottenham Lane, Crouch End, N8 9BT26 homes
completed
122, 122, HILLFIELD AVENUE, N821 homes
completed
104-116, 104-116, TOTTENHAM LANE, N820 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 9BL

Full postcodeN8 9BL
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.581923
Longitude-0.118413
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