Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.57610, -0.11799

N8 9EQ— Crouch End, Haringey

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

The family fortress

 

Top 13% LondonSchools 88%Safety 73/100Transport 41/100Yield 4.93%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
73
Schools
90
Transport
41
Environment
79
Investment
49

The bottom line

N8 9EQ offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £389,750 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N8 9EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-25.0% vs London avg
vs London income+18.6% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for N8 9EQ

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N8 9EQ 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 · 8 min walk

P8: +0.37A8: 50.0

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 9 min walk

6 primaries · 1 secondaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.3km

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£389,750

Median sale price

25% below London median

£389,750 is 25% below the London median (£520,000)

+33.7%

This year

Flat

Dominant type

Price history

5-year change
+10.9%
Sales (24 months)6
New build0.0%
Avg flat£389,750
Price per m²£5,887/m²
Price per ft²£547/ft²
Avg floor area63.4 m²

EPC breakdown

B
9%
C
15%

Based on 24 properties · Confidence: medium

Street mix

Flat 100%

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

Stamp duty

Standard buyer£6,988
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,680

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.8×

Price-to-income

£1,950/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£158,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2026 · CAGR

+5.4%

Total change

+132%

Market Activity

Price Velocity & Acceleration

Current Velocity

+88.0%

per year

Acceleration

+122.10

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2010£210k£210k+0%8
Help-to-Buy recovery2013–2013£373k£373k+0%1
Brexit uncertainty2018–2019£490k£440k-10.2%1
Current market2024–2026£394k£488k+24%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.3% alpha

Flat/maisonette-2.3% α
Local
1.4%
District
3.7%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
18.5 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
7 min walk
Crouch HillNational Rail
7 min walk
Harringay Green Lanes Rail StationSuffragette
17 min walk
Finsbury Park Underground StationPiccadilly · Victoria
19 min walk
Upper Holloway Rail StationSuffragette
20 min walk
No bus stops within 400m

45

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

2.4 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

12

Car parks (800m)

3

EV chargers (800m)

Nearest car park134m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
582m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.0 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 28%
More green space than 85% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.6 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 · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

543

Parks (1km)

39

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

12

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Floral Hall (417 m)

Nearest supermarketFridge Of Plenty · 422 m
2 tennis courts2 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)

599m

Post office

Nearby shops

Crouch Hill Supermarket333 m
Londis450 m
COM459 m
Dunns478 m

Nearby cafes

Lydia Brasserie395 m
Coffee Circus430 m
Caffeinate437 m
Costa501 m

Nearby restaurants

Les 2 Garcons398 m
GoodsOffice470 m
Roshan's Kitchen477 m
La Vecchia501 m

Nearby pubs

Floral Hall417 m
The Wooden Cross454 m
Nicholas Nickleby455 m
The Railway Tavern480 m

Nearby gyms

N4 workout426 m
=Results512 m
Yoga Junction517 m
3Tribes529 m

Nearby pharmacies

Beena Pharmacy503 m
Boots512 m
Petter Pharmacy611 m
Nuchem Pharmacy723 m

Nearby health

Treehouse Dental505 m
Crouch End Orthodontics528 m
OpenDoor665 m
Middle Lane Dental709 m
Food hygiene (5-star)73% of 139

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

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score29/100
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

72

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,017m
Crossrail 2 route3,123m

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%
Price vs London-25.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
3
Local approval rate
83%
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)
24
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
Ivy Hall Community Centre, 300, Holly Park, London, N4 4BN23 homes
completed
54-58, 54-58, BLYTHWOOD ROAD, N410 homes
completed
15, Blythwood Road, London9 homes
completed
The Haven Highbury House, 280, Holly Park, London, N4 4BN9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£389,750)

£6,988

Standard buyer

£0

First-time buyer

Save £6,988

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N8 9EQ

Full postcodeN8 9EQ
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.576098
Longitude-0.117990
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