Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.58039, -0.12262

N8 9DE— Crouch End, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 57/100Transport 32/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
66
Safety
57
Schools
60
Transport
32
Environment
73
Investment
49

The bottom line

N8 9DE offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby and 47 min to victoria — above average for this zone.

Less suited to Families.

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Location

N8 9DE

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+18.6% vs London avg
vs London crime+168.0% vs London avg

Deep-dive guides for N8 9DE

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

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“High-connectivity investment target”

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How N8 9DE 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 · 5 min walk

KS2: 105.8

—

Secondary

Hornsey School for Girls

Not yet inspected · 7 min walk

P8: +0.37A8: 50.0

100% of local schools rated Good or Outstanding · based on 13 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

Medium crime

174.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 457.4%

+113% vs borough

Crime by type

Other40%
Violence & sexual offences17%
Anti-social behaviour16%
Vehicle crime9%
Theft8%
Robbery5%
Burglary4%
Drug offences2%

Stop & search

3.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 752m

Crime is +168% 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£8,322/m²
Price per ft²£773/ft²
Avg floor area60 m²

EPC breakdown

C
19%
D
37%
E
20%
F
8%
G
1%

Based on 85 properties · Confidence: high

Street mix

Terraced 26%Flat 56%Other 18%

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£150,000
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.4%

Total change

+695%

Market Activity

Price Velocity & Acceleration

Current Velocity

-63.3%

per year

Acceleration

-311.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 31 sales

Property Type Mix

Total: 31 sales

Terraced32.3%
Flat/maisonette67.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£231k+285%2.8
Post-dot-com plateau2001–2004£148k£120k-18.9%1.3
GFC & correction2010–2012£192k£184k-4.2%1
Help-to-Buy recovery2013–2013£230k£230k+0%1
Brexit uncertainty2017–2019£424k£403k-5%1.3
Pandemic surge2021–2021£445k£445k+0%3
Rate-rise correction2023–2023£373k£373k+0%1
Current market2024–2025£1.30m£477k-63.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
7.9%
District
7.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

73out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing19
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Archway Underground StationNorthern line
22.4 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
14 min walk
Crouch HillNational Rail
14 min walk
Highgate Underground StationNorthern
21 min walk
Harringay Green Lanes Rail StationSuffragette
22 min walk
Turnpike Lane Underground StationPiccadilly
22 min walk
No bus stops within 400m

67

Walkability score

130

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 park203m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
203m
🅿️
Coolhurst LT&SR Club Carpark
705m

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
NoiseHIGH
road
Noisier 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 AONB11% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.4 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

13 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

145

Parks (1km)

50

Restaurants (800m)

28

Cafes (800m)

9

Pubs (400m)

6

Pharmacies (800m)

11

Gyms (1km)

28

Sports (1km)

15

Convenience

Nearest supermarketWaitrose · 134 m
12 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

9

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

23m

Post office

Nearby shops

Pachara Asian Grocery21 m
Asees Food & Wine52 m
Freemans82 m
Clocktower Greens83 m

Nearby cafes

Armoni Coffee4 m
Cafe Gourmand35 m
Lovage41 m
Punk Cake51 m

Nearby restaurants

El Loco Burrito10 m
Cubes18 m
Bufala di Londra55 m
Humble Grape74 m

Nearby pubs

Small Beer36 m
Little Mercies42 m
The Queens82 m
The Fox at Crouch End96 m

Nearby gyms

Virgin Active33 m
The Reset Rooms112 m
PureGym203 m
Crouch End Fitness Centre236 m

Nearby pharmacies

Petter Pharmacy105 m
Boots205 m
Amy Pharmacy257 m
Beena Pharmacy301 m

Nearby health

OpenDoor91 m
Middle Lane Dental135 m
Crouch End Health Centre182 m
Angle House Orthodontics202 m
Food hygiene (5-star)80% of 150

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

49

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
Sales last 12 months1

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

8/100

Velocity score

Future outlook

65.3

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,537m
Crossrail 2 route3,471m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,963 nationally

1,950

Est. population

10,009/km²

79%

Employed

70%

Degree educated

£49,800

Median income

4.9%

Claimant rate

Inner cityHigh densityYoung professionals

27

Community stability

Age profile

17%
31%
28%
15%
Under 1817%
18–3431%
35–4928%
50–6415%
65+9%

Tenure

15%
21%
56%
Own outright15%
Own (mortgage)21%
Private rent56%
Social rent6%
Shared ownership2%

Ethnicity

50%
27%
White British50%
White Other27%
Asian7%
Black5%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household57%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent57%
Social rent6%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
5
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)
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
The Exchange (FMR TELECOM HOUSE), 71, The Exchange (FMR TELECOM HOUSE), 71, CROUCH END HILL, N8 8DD84 homes
completed
163, 163, Tottenham Lane, Crouch End, N8 9BT26 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
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 9DE

Full postcodeN8 9DE
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.580389
Longitude-0.122619
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