Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.57545, -0.12272

N8 9RB— Crouch End, Haringey

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

The family fortress

 

Top 5% LondonSchools 100%Safety 79/100Transport 40/100~4% yield · indicativeOnly 1 sales — thin data⚠ 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
76
Investment
44

The bottom line

N8 9RB 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 9RB

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 9RB

🛡️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 9RB 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 · 3 min walk

KS2: 104.6

★★

Secondary

City of London Academy, Highgate Hill

Good · Inspected May 2024 · 12 min walk

P8: +0.13A8: 44.8

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 · 5 min walk

8 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)

2

Serious within 200m

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

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£9,700/m²
Price per ft²£901/ft²
Avg floor area41.3 m²

EPC breakdown

C
7%
D
16%
E
6%
F
2%

Based on 31 properties · Confidence: high

Street mix

Semi 6%Flat 94%

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£103,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+0.2%

Total change

+5%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.6%

per year

Acceleration

+17.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached6.3%
Flat/maisonette93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£400k£215k-46.2%1.7
Post-dot-com plateau2001–2004£271k£290k+7%2.2
Pre-crash peak2005–2006£265k£385k+45.3%1
GFC & correction2008–2012£250k£338k+35%1.2
Help-to-Buy recovery2014–2015£750k£448k-40.3%1
Pandemic surge2021–2021£550k£550k+0%1
Rate-rise correction2022–2023£720k£492k-31.7%1
Current market2025–2025£420k£420k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
9.4%
District
9.7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
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
16.7 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
8 min walk
Crouch HillNational Rail
8 min walk
Archway Underground StationNorthern
17 min walk
Upper Holloway Rail StationSuffragette
17 min walk
Highgate Underground StationNorthern
20 min walk
No bus stops within 400m

58

Walkability score

124

Footpaths (500m)

0

Santander docks (800m)

2.3 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 park213m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
437m
🅿️
Coolhurst LT&SR Club Carpark
596m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 58%
More green space than 76% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 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

6 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 · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

168

Parks (1km)

42

Restaurants (800m)

23

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

15

Gyms (1km)

25

Sports (1km)

5

Convenience

Nearest supermarketFridge Of Plenty · 267 m
9 tennis courts1 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)

568m

Post office

Nearby shops

Crouch Hill Supermarket255 m
Majestic261 m
Wine Booze Grocery Off Licence269 m
Alyan Food & Wine290 m

Nearby cafes

Lydia Brasserie242 m
Coffee Circus277 m
Merro286 m
Caffeinate287 m

Nearby restaurants

Les 2 Garcons211 m
Pandan Leaf266 m
Roshan's Kitchen270 m
WOW Simply Japanese303 m

Nearby pubs

Floral Hall262 m
The Railway Tavern272 m
The Wooden Cross293 m
King's Head333 m

Nearby gyms

3Tribes240 m
=Results282 m
The Reset Rooms459 m
Virgin Active581 m

Nearby pharmacies

Beena Pharmacy309 m
Boots379 m
Petter Pharmacy524 m
Amy Pharmacy690 m

Nearby health

Crouch End Orthodontics263 m
Treehouse Dental363 m
OpenDoor618 m
Middle Lane Dental672 m
Food hygiene (5-star)73% 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

44

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

4/100

Velocity score

Future outlook

67.4

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,997m
Crossrail 2 route3,446m

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)
11
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
5
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)
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
The Exchange (FMR TELECOM HOUSE), 71, The Exchange (FMR TELECOM HOUSE), 71, CROUCH END HILL, N8 8DD84 homes
completed
FORMER CROUCH END RAILWAY STATION, FORMER CROUCH END RAILWAY STATION, CROUCH END HILL, N849 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 9RB

Full postcodeN8 9RB
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.575454
Longitude-0.122721
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