Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.57588, -0.12129

N8 9HA— Crouch End, Haringey

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

The family fortress

 

Top 5% LondonSchools 100%Safety 79/100Transport 40/100Yield 3.73%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
76
Safety
79
Schools
90
Transport
40
Environment
77
Investment
57

The bottom line

N8 9HA offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N8 9HA

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 9HA

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

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“The family fortress”

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How N8 9HA 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 · 4 min walk

KS2: 104.6

—

Secondary

Hornsey School for Girls

Not yet inspected · 10 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 · 7 min walk

7 primaries · 1 secondaries · 1 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.3km

Crime is 42% below London average

Property

Prices, sales volume and market trends

Avg floor area152.7 m²

EPC breakdown

C
1%
D
1%
G
1%

Based on 3 properties · Confidence: low

Street mix

Semi 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

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£381,750
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+8%

Total change

+703%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.3%

per year

Acceleration

-43.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£137k£137k+0%1
Post-dot-com plateau2001–2001£388k£388k+0%1
GFC & correction2011–2011£867k£867k+0%1
Brexit uncertainty2018–2018£1.43m£1.43m+0%1
Pandemic surge2021–2021£1.60m£1.60m+0%1
Rate-rise correction2023–2023£1.10m£1.10m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
17.9 min walk
Crouch Hill

Nearby stations

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

56

Walkability score

99

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)

4

EV chargers (800m)

Nearest car park196m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
438m
🅿️
Coolhurst LT&SR Club Carpark
683m

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: 55%
More green space than 78% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.3 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

7 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

245

Parks (1km)

44

Restaurants (800m)

24

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

16

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketFridge Of Plenty · 261 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

531m

Post office

Nearby shops

Crouch Hill Supermarket260 m
Majestic289 m
Wine Booze Grocery Off Licence315 m
Alyan Food & Wine320 m

Nearby cafes

Lydia Brasserie232 m
Coffee Circus271 m
Caffeinate280 m
Brunch on the Hill320 m

Nearby restaurants

Les 2 Garcons215 m
Roshan's Kitchen292 m
Pandan Leaf316 m
WOW Simply Japanese323 m

Nearby pubs

Floral Hall255 m
The Wooden Cross293 m
The Railway Tavern294 m
King's Head337 m

Nearby gyms

3Tribes290 m
=Results317 m
The Reset Rooms436 m
Virgin Active543 m

Nearby pharmacies

Beena Pharmacy326 m
Boots372 m
Petter Pharmacy506 m
Amy Pharmacy687 m

Nearby health

Crouch End Orthodontics318 m
Treehouse Dental359 m
OpenDoor589 m
Middle Lane Dental641 m
Food hygiene (5-star)71% of 136

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

49.4

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,027m
Crossrail 2 route3,350m

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
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
4
Local approval rate
40%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
4
Under construction
0
Completed (3yr)
18
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
Dickenson House & Womersley House, Dickenson House & Womersley House, Dickenson Road, Wormersley Road, N842 homes
completed
68-111, 68-111, WARLTERSVILLE ROAD34 homes
completed
GROSVENOR HOUSE, 21-31, GROSVENOR HOUSE, 21-31, THE BROADWAY, N818 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 9HA

Full postcodeN8 9HA
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.575881
Longitude-0.121289
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