Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.57910, -0.12017

N8 9FL— Crouch End, Haringey

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

The practical family move

 

Top 8% LondonSchools 100%Safety 79/100Transport 36/100Yield 3.73%

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
74
Safety
79
Schools
60
Transport
36
Environment
73
Investment
57

The bottom line

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

Less suited to Car-free commuters.

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Location

N8 9FL

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-42.0% vs London avg

Deep-dive guides for N8 9FL

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

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Postcode Personality

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“The practical family move”

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How N8 9FL 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 · 6 min walk

KS2: 105.8

—

Secondary

Hornsey School for Girls

Not yet inspected · 6 min walk

P8: +0.37A8: 50.0

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 11 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

37.8 incidents per 1,000 residents

Better than 73% of London
↑ Rising 530.0%

from a low base — still below London average

-54% vs borough

Crime by type

Violence & sexual offences24%
Other22%
Vehicle crime19%
Anti-social behaviour16%
Burglary13%
Theft3%
Robbery3%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 958m

Crime is 42% below London average

Property

Prices, sales volume and market trends

Avg floor area130 m²

EPC breakdown

C
1%

Based on 1 properties · Confidence: very_low

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£325,000
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 Distribution

P25: £700k+ · P75: £700k+ · 3 sales

Property Type Mix

Total: 3 sales

Detached33.3%
Semi-detached66.7%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2022–2022£1.27m£1.27m+0%3

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
21.9 min walk
Crouch Hill

Nearby stations

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

58

Walkability score

91

Footpaths (500m)

0

Santander docks (800m)

2.6 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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park170m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
320m
🅿️
Coolhurst LT&SR Club Carpark
794m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 5.3 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 40%
Below average green space

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

11 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 · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

186

Parks (1km)

44

Restaurants (800m)

24

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

16

Gyms (1km)

23

Sports (1km)

6

Convenience

Nearest supermarketHarvest International N8 · 323 m
5 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

244m

Post office

Nearby shops

Pachara Asian Grocery227 m
Asees Food & Wine227 m
GAIL's231 m
Clocktower Greens231 m

Nearby cafes

Cafe Gourmand224 m
Armoni Coffee224 m
Udderlicious Ice Cream247 m
Lovage248 m

Nearby restaurants

Paesan209 m
Cubes222 m
El Loco Burrito224 m
Crouch End Hardware240 m

Nearby pubs

Little Mercies229 m
The Queens242 m
Small Beer244 m
Floral Hall266 m

Nearby gyms

The Reset Rooms236 m
Virgin Active247 m
PureGym295 m
3Tribes313 m

Nearby pharmacies

Boots269 m
Petter Pharmacy291 m
Beena Pharmacy330 m
Amy Pharmacy474 m

Nearby health

Treehouse Dental276 m
OpenDoor312 m
Middle Lane Dental350 m
Crouch End Health Centre396 m
Food hygiene (5-star)79% of 131

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

57

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

51.7

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,369m
Crossrail 2 route3,293m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,894 nationally

1,667

Est. population

11,636/km²

73%

Employed

70%

Degree educated

£49,800

Median income

2.7%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

20%
22%
28%
18%
Under 1820%
18–3422%
35–4928%
50–6418%
65+13%

Tenure

21%
25%
39%
14%
Own outright21%
Own (mortgage)25%
Private rent39%
Social rent14%
Shared ownership0%
Rent free0%

Ethnicity

52%
25%
White British52%
White Other25%
Asian5%
Black5%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine10%
No car household49%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent39%
Social rent14%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
14
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
Dickenson House & Womersley House, Dickenson House & Womersley House, Dickenson Road, Wormersley Road, N842 homes
completed
163, 163, Tottenham Lane, Crouch End, N8 9BT26 homes
completed
GROSVENOR HOUSE, 21-31, GROSVENOR HOUSE, 21-31, THE BROADWAY, N818 homes
completed
159, 159, Tottenham Lane, N8 9BT18 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 9FL

Full postcodeN8 9FL
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.579100
Longitude-0.120175
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