Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.57545, -0.11854

N8 9EU— Crouch End, Haringey

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

 

Top 10% LondonSchools 90%Safety 73/100Transport 42/100Yield 3.73%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
73
Safety
73
Schools
90
Transport
42
Environment
78
Investment
49

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N8 9EU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N8 9EU meets your needs.

Location

N8 9EU

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 9EU

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N8 9EU with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing
Share:WhatsAppShare on X

How N8 9EU 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

6 primaries · 2 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 · 1.4km

Crime is +16% above London average

Property

Prices, sales volume and market trends

Avg floor area70 m²

EPC breakdown

D
1%

Based on 1 properties · Confidence: very_low

Street mix

Flat 88%Other 13%

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£175,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2012 · CAGR

+9.4%

Total change

+284%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.1%

per year

Acceleration

-25.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£85k£150k+75.5%1.5
Post-dot-com plateau2003–2004£180k£209k+16.1%1
Pre-crash peak2007–2007£290k£290k+0%1
GFC & correction2012–2012£328k£328k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
18 min walk
Crouch Hill

Nearby stations

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

46

Walkability score

48

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 park81m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
599m

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: 4.9 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 61%
More green space than 82% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.5 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

8 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

9

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

519

Parks (1km)

40

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

16

Gyms (1km)

20

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Floral Hall (423 m)

Nearest supermarketFridge Of Plenty · 429 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)

641m

Post office

Nearby shops

Crouch Hill Supermarket252 m
Novelty News444 m
Londis447 m
COM461 m

Nearby cafes

Lydia Brasserie400 m
Coffee Circus438 m
Caffeinate446 m
Brunch on the Hill504 m

Nearby restaurants

Les 2 Garcons394 m
Dinner Box448 m
Little Good Earth451 m
GoodsOffice465 m

Nearby pubs

Floral Hall423 m
Nicholas Nickleby457 m
The Wooden Cross461 m
The Railway Tavern477 m

Nearby gyms

N4 workout427 m
3Tribes484 m
=Results505 m
LeveOut546 m

Nearby pharmacies

Beena Pharmacy505 m
Boots529 m
Petter Pharmacy642 m
Nuchem Pharmacy673 m

Nearby health

Crouch End Orthodontics512 m
Treehouse Dental520 m
The 157 Medical Practice680 m
OpenDoor706 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
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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

50.9

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,951m
Crossrail 2 route3,156m

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
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
4
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

Live in N8 9EU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N8 9EU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

Similar postcodes

Frequently asked questions

📍 Track N8 9EU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N8 9EU

Full postcodeN8 9EU
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.575450
Longitude-0.118536
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