Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.58081, -0.11885

N8 9HB— Crouch End, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 57/100Transport 39/100Yield 3.73%

Best for: Most buyers

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Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
57
Schools
60
Transport
39
Environment
73
Investment
62

The bottom line

N8 9HB offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

N8 9HB

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+168.0% vs London avg

Deep-dive guides for N8 9HB

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

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How N8 9HB 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 · 3 min walk

KS2: 105.8

—

Secondary

Hornsey School for Girls

Not yet inspected · 4 min walk

P8: +0.37A8: 50.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

174.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 457.4%

+113% vs borough

Crime by type

Other40%
Violence & sexual offences17%
Anti-social behaviour16%
Vehicle crime9%
Theft8%
Robbery5%
Burglary4%
Drug offences2%

Stop & search

3.6

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 · 859m

Crime is +168% above London average

Property

Prices, sales volume and market trends

Avg floor area100.3 m²

EPC breakdown

C
3%

Based on 3 properties · Confidence: low

Street mix

Semi 75%Terraced 25%

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£250,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (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

2005–2021 · CAGR

+3.7%

Total change

+78%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.4%

per year

Acceleration

+17.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached75%
Terraced25%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2006£550k£600k+9.1%2
GFC & correction2011–2012£690k£832k+20.6%1
Help-to-Buy recovery2014–2014£835k£835k+0%1
Pandemic surge2021–2021£980k£980k+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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Turnpike Lane Underground StationPiccadilly line
18.1 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
10 min walk
Crouch Hill Rail StationSuffragette
13 min walk
Harringay Green Lanes Rail StationSuffragette
19 min walk
Turnpike Lane Underground StationPiccadilly
19 min walk
Highgate Underground StationNorthern
24 min walk
No bus stops within 400m

64

Walkability score

119

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria42 min ↑
Waterloo49 min ↑
Canary Wharf51 min ↑
City ★41 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)

0

EV chargers (800m)

Nearest car park185m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
451m

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: 5.5 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 52%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.7 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

14 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

202

Parks (1km)

62

Restaurants (800m)

29

Cafes (800m)

2

Pubs (400m)

5

Pharmacies (800m)

17

Gyms (1km)

29

Sports (1km)

4

Convenience

Nearest supermarketHarvest International N8 · 148 m
7 tennis courts5 sports halls

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)

2

Cinemas (2km)

276m

Post office

Nearby shops

Fresco162 m
Yellow Food & Wine199 m
Vinas News228 m
Pachara Asian Grocery253 m

Nearby cafes

Brekky & Brunch152 m
Weston Park Cafe226 m
BEAM232 m
Punk Cake249 m

Nearby restaurants

Bengal155 m
Domino's156 m
Sumak177 m
Saki185 m

Nearby pubs

The Queens214 m
Little Mercies237 m
Small Beer302 m
The Fox at Crouch End357 m

Nearby gyms

PureGym161 m
Yoga Centre185 m
Crouch End Fitness Centre205 m
Yoga Junction252 m

Nearby pharmacies

Saigrace339 m
Petter Pharmacy370 m
Boots425 m
Amy Pharmacy500 m

Nearby health

Denchic Dental Spa210 m
OpenDoor324 m
Middle Lane Dental330 m
Crouch End Health Centre364 m
Food hygiene (5-star)79% of 153

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

A

High street health

Investment

Investment grade, yield and market outlook

62

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 score34/100
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

49.6

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,545m
Crossrail 2 route3,213m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,963 nationally

1,950

Est. population

10,009/km²

79%

Employed

70%

Degree educated

£49,800

Median income

4.9%

Claimant rate

Inner cityHigh densityYoung professionals

27

Community stability

Age profile

17%
31%
28%
15%
Under 1817%
18–3431%
35–4928%
50–6415%
65+9%

Tenure

15%
21%
56%
Own outright15%
Own (mortgage)21%
Private rent56%
Social rent6%
Shared ownership2%

Ethnicity

50%
27%
White British50%
White Other27%
Asian7%
Black5%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household57%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent57%
Social rent6%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
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
7
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
130-132, 130-132, TOTTENHAM LANE, N875 homes
completed
FORMER ALLOTMENTS (NOW SWALLOW HOUSE), FORMER ALLOTMENTS (NOW SWALLOW HOUSE), MOSELLE CLOSE, MILES ROAD (25), N833 homes
completed
163, 163, Tottenham Lane, Crouch End, N8 9BT26 homes
completed
122, 122, HILLFIELD AVENUE, N821 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 9HB

Full postcodeN8 9HB
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.580815
Longitude-0.118848
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