Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.57593, -0.11990

N8 9EX— Crouch End, Haringey

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

 

Bottom 25% LondonSchools 90%Safety 73/100Transport 36/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
71
Safety
73
Schools
90
Transport
36
Environment
77
Investment
39

The bottom line

N8 9EX 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 9EX

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 9EX

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

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How N8 9EX 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 · 5 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 7 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)

1

Serious within 200m

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

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£8,758/m²
Price per ft²£814/ft²
Avg floor area138.7 m²

EPC breakdown

C
6%
D
6%
E
6%

Based on 18 properties · Confidence: medium

Street mix

Semi 2%Terraced 74%Flat 23%

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£346,750
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)
RoofPitched, no insulation (assumed)
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

1996–2025 · CAGR

+7.9%

Total change

+795%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.2%

per year

Acceleration

-8.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached2.3%
Terraced74.4%
Flat/maisonette23.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£160k£440k+175%2.2
Post-dot-com plateau2001–2004£430k£460k+7%2.3
Pre-crash peak2006–2006£505k£505k+0%2
GFC & correction2008–2011£940k£1.34m+42.3%2.7
Help-to-Buy recovery2013–2014£763k£337k-55.8%1.5
Brexit uncertainty2018–2019£1.23m£516k-57.9%3.5
Pandemic surge2020–2020£874k£874k+0%2
Rate-rise correction2022–2022£1.52m£1.52m+0%3
Current market2024–2025£1.54m£1.43m-7.2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.7% alpha

Terraced+1.7% α
Local
9.6%
District
7.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position40

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
19.1 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
7 min walk
Crouch HillNational Rail
7 min walk
Harringay Green Lanes Rail StationSuffragette
19 min walk
Upper Holloway Rail StationSuffragette
19 min walk
Archway Underground StationNorthern
19 min walk
No bus stops within 400m

52

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

2.4 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

13

Car parks (800m)

3

EV chargers (800m)

Nearest car park187m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
494m
🅿️
Coolhurst LT&SR Club Carpark
778m

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 AONB23% green spaceTree canopy: 49%
More green space than 78% of London

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

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

368

Parks (1km)

45

Restaurants (800m)

22

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

15

Gyms (1km)

19

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Floral Hall (316 m)

Nearest supermarketFridge Of Plenty · 322 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)

553m

Post office

Nearby shops

Crouch Hill Supermarket266 m
Majestic366 m
Dunns388 m
Alyan Food & Wine397 m

Nearby cafes

Lydia Brasserie293 m
Coffee Circus331 m
Caffeinate339 m
Brunch on the Hill395 m

Nearby restaurants

Les 2 Garcons286 m
Roshan's Kitchen366 m
WOW Simply Japanese395 m
La Vecchia397 m

Nearby pubs

Floral Hall316 m
The Wooden Cross354 m
The Railway Tavern369 m
King's Head399 m

Nearby gyms

3Tribes377 m
=Results397 m
The Reset Rooms474 m
N4 workout535 m

Nearby pharmacies

Beena Pharmacy396 m
Boots425 m
Petter Pharmacy545 m
Amy Pharmacy733 m

Nearby health

Crouch End Orthodontics405 m
Treehouse Dental415 m
OpenDoor616 m
Middle Lane Dental665 m
Food hygiene (5-star)71% of 138

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

39

Investment score

Weak

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 score30/100
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

56.9

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,018m
Crossrail 2 route3,254m

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)
23
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
4
Local approval rate
80%
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)
21
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
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
15, Blythwood Road, London9 homes
completed
18, 18, Tregaron Avenue, N8 9EY7 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 9EX

Full postcodeN8 9EX
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.575930
Longitude-0.119901
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