Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.57966, -0.11667

N8 9SE— Crouch End, Haringey

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

The practical family move

 

Top 5% LondonSchools 100%Safety 82/100Transport 39/100Yield 3.96%

Best for: Families, Owner-occupiers

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

Liveability
75
Safety
82
Schools
100
Transport
39
Environment
75
Investment
47

The bottom line

N8 9SE offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £485,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

N8 9SE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-6.7% vs London avg
vs London income+11.4% vs London avg
vs London crime-71.0% vs London avg

Deep-dive guides for N8 9SE

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

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“The practical family move”

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How N8 9SE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Weston Park Primary School

Outstanding · Inspected Jun 2024 · 4 min walk

KS2: 105.5

—

Secondary

Hornsey School for Girls

Not yet inspected · 3 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 · 13 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

18.7 incidents per 1,000 residents

Better than 87% of London
↑ Rising 146.2%

from a low base — still below London average

-77% vs borough

Crime by type

Vehicle crime34%
Violence & sexual offences31%
Other16%
Anti-social behaviour6%
Burglary6%
Theft3%
Robbery3%
Drug offences0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.1km

Crime is 71% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£485,000

Median sale price

7% below London median

£485,000 is 7% below the London median (£520,000)

-38.1%

This year

Flat

Dominant type

Price history

5-year change
+17.9%
Sales (24 months)5
New build0.0%
Avg terraced£505,000
Avg flat£467,500
Price per m²£7,122/m²
Price per ft²£662/ft²
Avg floor area70.3 m²

EPC breakdown

C
28%
D
17%
E
7%

Based on 52 properties · Confidence: high

Street mix

Semi 2%Terraced 13%Flat 84%Other 1%

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

Stamp duty

Standard buyer£11,750
First-time buyerFTB
£3,000
Additional propertyBTL/2nd
£26,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.4×

Price-to-income

£2,426/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£175,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band DAnnual charge £2,017
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+3.5%

Total change

+184%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.0%

per year

Acceleration

+53.75

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 105 sales

Property Type Mix

Total: 105 sales

Semi-detached1.9%
Terraced13.3%
Flat/maisonette84.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£174k£160k-8%4.5
Post-dot-com plateau2001–2004£145k£340k+134.5%3.3
Pre-crash peak2006–2007£237k£317k+33.5%10.5
GFC & correction2008–2012£375k£385k+2.7%3
Help-to-Buy recovery2013–2016£361k£673k+86.2%3.2
Brexit uncertainty2017–2019£518k£420k-18.8%3
Pandemic surge2020–2020£570k£570k+0%1
Rate-rise correction2022–2023£500k£800k+60%3
Current market2024–2025£450k£495k+10%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Weakest performer

Flat/maisonette

-0.7% alpha

Terraced-0.4% α
Local
12%
District
12.4%
Flat/maisonette-0.7% α
Local
6%
District
6.7%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Turnpike Lane Underground StationPiccadilly line
18 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
10 min walk
Crouch Hill Rail StationSuffragette
12 min walk
Harringay Green Lanes Rail StationSuffragette
16 min walk
Turnpike Lane Underground StationPiccadilly
19 min walk
Manor House Underground StationPiccadilly
22 min walk
No bus stops within 400m

50

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

2.7 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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park364m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
565m

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: 9.0 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: 5.4 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.8 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

8

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

345

Parks (1km)

32

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

18

Gyms (1km)

23

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Queens (392 m)

Nearest supermarketHarvest International N8 · 340 m
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

437m

Post office

Nearby shops

Fresco336 m
Yellow Food & Wine344 m
Vinas News409 m
Pachara Asian Grocery414 m

Nearby cafes

Weston Park Cafe113 m
Stationers Park Cafe282 m
Brekky & Brunch338 m
BEAM411 m

Nearby restaurants

Domino's336 m
Bengal337 m
Sumak337 m
Crouch End Best Kebab343 m

Nearby pubs

The Queens392 m
Little Mercies404 m
Small Beer452 m
McCafferty's Bar466 m

Nearby gyms

Yoga Junction129 m
Yoga Centre340 m
Corehealth346 m
PureGym358 m

Nearby pharmacies

Saigrace430 m
Petter Pharmacy514 m
Boots519 m
Beena Pharmacy580 m

Nearby health

Denchic Dental Spa348 m
Smiles 4u491 m
OpenDoor496 m
Middle Lane Dental514 m
Food hygiene (5-star)77% of 99

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

47

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score27/100
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

21/100

Velocity score

Future outlook

67.7

Price growth score

B
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,399m
Crossrail 2 route3,055m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,884 nationally

1,708

Est. population

20,693/km²

72%

Employed

68%

Degree educated

£46,800

Median income

2.3%

Claimant rate

Inner cityVery high densityYoung professionals

46

Community stability

Age profile

20%
22%
26%
21%
Under 1820%
18–3422%
35–4926%
50–6421%
65+11%

Tenure

22%
34%
27%
17%
Own outright22%
Own (mortgage)34%
Private rent27%
Social rent17%
Shared ownership0%

Ethnicity

58%
21%
White British57%
White Other21%
Asian3%
Black7%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine9%
No car household49%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent27%
Social rent17%

vs. London

Income vs London+11.4%
Price vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
5
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
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)

130-132, 130-132, TOTTENHAM LANE, N875 homes
completed
Dickenson House & Womersley House, Dickenson House & Womersley House, Dickenson Road, Wormersley Road, N842 homes
completed
UPPER STATIONERS SCHOOL SITE, 002, UPPER STATIONERS SCHOOL SITE, 002, MAYFIELD ROAD, N838 homes
completed
163, 163, Tottenham Lane, Crouch End, N8 9BT26 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£485,000)

£11,750

Standard buyer

£3,000

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Haringey with nearby boroughs:

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Key facts for N8 9SE

Full postcodeN8 9SE
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.579664
Longitude-0.116673
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