Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.57796, -0.12341

N8 9DX— Crouch End, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 57/100Transport 36/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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

Liveability
67
Safety
57
Schools
90
Transport
36
Environment
75
Investment
49

The bottom line

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

The catch: high noise levels nearby.

Less suited to Families.

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Location

N8 9DX

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 9DX

🛡️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 9DX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ashmount Primary School

Good · Inspected May 2023 · 6 min walk

KS2: 104.6

—

Secondary

Hornsey School for Girls

Not yet inspected · 9 min walk

P8: +0.37A8: 50.0

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 8 min walk

7 primaries · 2 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 988m

Crime is +168% 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£10,603/m²
Price per ft²£985/ft²
Avg floor area64.1 m²

EPC breakdown

C
4%
D
9%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 15%Terraced 12%Flat 46%Other 27%

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£160,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

+7.6%

Total change

+805%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.3%

per year

Acceleration

-127.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached21.1%
Terraced15.8%
Flat/maisonette63.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£250k+217.5%1.5
Post-dot-com plateau2001–2002£213k£250k+17.6%1.5
Pre-crash peak2005–2006£248k£285k+14.9%1
GFC & correction2009–2009£200k£200k+0%2
Help-to-Buy recovery2014–2015£483k£778k+61.1%1
Brexit uncertainty2018–2019£376k£525k+39.5%1.5
Pandemic surge2021–2021£490k£490k+0%1
Rate-rise correction2022–2022£980k£980k+0%1
Current market2025–2025£713k£713k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Archway Underground StationNorthern line
19.2 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
11 min walk
Crouch HillNational Rail
11 min walk
Highgate Underground StationNorthern
19 min walk
Archway Underground StationNorthern
20 min walk
Upper Holloway Rail StationSuffragette
21 min walk
No bus stops within 400m

65

Walkability score

92

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★45 min
Waterloo45 min ↑
Canary Wharf56 min ↑
City49 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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park90m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
165m
🅿️
Coolhurst LT&SR Club Carpark
543m

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: 5.2 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 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

9 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

147

Parks (1km)

41

Restaurants (800m)

22

Cafes (800m)

8

Pubs (400m)

5

Pharmacies (800m)

11

Gyms (1km)

37

Sports (1km)

15

Convenience

Nearest supermarketFridge Of Plenty · 15 m
21 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

8

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

293m

Post office

Nearby shops

Dunns61 m
Majestic92 m
Alyan Food & Wine106 m
Broadway Fruiterers110 m

Nearby cafes

Coffee Circus7 m
Caffeinate8 m
Lydia Brasserie42 m
Costa77 m

Nearby restaurants

Les 2 Garcons73 m
La Vecchia75 m
Roshan's Kitchen77 m
Tootoomoo79 m

Nearby pubs

Floral Hall21 m
The Wooden Cross26 m
King's Head69 m
The Railway Tavern80 m

Nearby gyms

3Tribes100 m
=Results118 m
The Reset Rooms177 m
Virgin Active307 m

Nearby pharmacies

Beena Pharmacy81 m
Boots99 m
Petter Pharmacy241 m
Amy Pharmacy414 m

Nearby health

Treehouse Dental85 m
Crouch End Orthodontics169 m
OpenDoor337 m
Middle Lane Dental391 m
Food hygiene (5-star)81% of 129

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 score29/100
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

57.7

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,280m
Crossrail 2 route3,510m

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)
20
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
4
Local approval rate
25%
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
5
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
50-66, 50-66, PARK ROAD, N824 homes
completed
GROSVENOR HOUSE, 21-31, GROSVENOR HOUSE, 21-31, THE BROADWAY, N818 homes
completed
The Collection (FMR DUKE HOUSE), 75, The Collection (FMR DUKE HOUSE), 75, CROUCH HALL ROAD, N8 8HE15 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 9DX

Full postcodeN8 9DX
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.577956
Longitude-0.123412
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