Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.57870, -0.12026

N8 9JB— Crouch End, Haringey

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

The family fortress

 

Top 5% LondonSchools 100%Safety 79/100Transport 36/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
75
Safety
79
Schools
60
Transport
36
Environment
77
Investment
45

The bottom line

N8 9JB 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 9JB

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 9JB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N8 9JB 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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 10 min walk

7 primaries · 3 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

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 · 994m

Crime is 42% below 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£5,482/m²
Price per ft²£509/ft²
Avg floor area99.3 m²

EPC breakdown

C
3%
D
2%
E
2%

Based on 7 properties · Confidence: low

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£248,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2025 · CAGR

+5.3%

Total change

+212%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.0%

per year

Acceleration

+36.49

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£172k£240k+39.9%5.5
Pre-crash peak2005–2006£279k£334k+19.6%2
GFC & correction2008–2011£250k£358k+43%1
Help-to-Buy recovery2014–2014£660k£660k+0%1
Brexit uncertainty2019–2019£555k£555k+0%1
Pandemic surge2020–2020£678k£678k+0%1
Rate-rise correction2023–2023£491k£491k+0%1
Current market2025–2025£535k£535k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+19.1% alpha

Flat/maisonette+19.1% α
Local
24.8%
District
5.7%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
21.4 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

59

Walkability score

84

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 park125m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
318m
🅿️
Coolhurst LT&SR Club Carpark
775m

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: 5.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 16%
More green space than 78% 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

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

201

Parks (1km)

44

Restaurants (800m)

23

Cafes (800m)

5

Pubs (400m)

5

Pharmacies (800m)

14

Gyms (1km)

18

Sports (1km)

6

Convenience

Nearest supermarketFridge Of Plenty · 240 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

272m

Post office

Nearby shops

GAIL's242 m
Dunns242 m
Clocktower Greens244 m
Asees Food & Wine246 m

Nearby cafes

Lydia Brasserie233 m
Caffeinate239 m
Coffee Circus239 m
Cafe Gourmand246 m

Nearby restaurants

Paesan221 m
Roast & Greens238 m
Crouch End Hardware239 m
Cubes246 m

Nearby pubs

Floral Hall239 m
The Wooden Cross255 m
Little Mercies262 m
Small Beer266 m

Nearby gyms

The Reset Rooms244 m
Virgin Active277 m
3Tribes300 m
PureGym339 m

Nearby pharmacies

Boots260 m
Petter Pharmacy305 m
Beena Pharmacy310 m
Amy Pharmacy494 m

Nearby health

Treehouse Dental264 m
OpenDoor340 m
Middle Lane Dental381 m
Crouch End Orthodontics399 m
Food hygiene (5-star)77% of 133

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

45

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

64.3

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,326m
Crossrail 2 route3,297m

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)
15
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
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)
10
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 9JB

Full postcodeN8 9JB
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.578697
Longitude-0.120264
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