Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.58030, -0.12137

N8 9TH— Crouch End, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 57/100Transport 32/100Yield 3.73%

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
66
Safety
57
Schools
60
Transport
32
Environment
73
Investment
61

The bottom line

N8 9TH offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: 47 min to victoria — above average for this zone.

Less suited to Families.

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Toggle the things that matter to you — see how N8 9TH scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
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Location

N8 9TH

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 9TH

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

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“High-connectivity investment target”

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How N8 9TH 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 · 4 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 12 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

96

Road safety score

4

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 801m

Crime is +168% above London average

Property

Prices, sales volume and market trends

Avg floor area74.7 m²

EPC breakdown

C
3%
D
7%
E
4%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Terraced 9%Flat 82%Other 9%

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£186,750
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+8.4%

Total change

+711%

Market Activity

Price Velocity & Acceleration

Current Velocity

+87.6%

per year

Acceleration

+140.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 20 sales

Property Type Mix

Total: 20 sales

Terraced10%
Flat/maisonette90%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£81k£132k+63%1.5
Post-dot-com plateau2003–2003£236k£236k+0%4
Pre-crash peak2005–2007£250k£398k+59%1
GFC & correction2010–2010£330k£330k+0%3
Help-to-Buy recovery2013–2015£468k£738k+57.8%1.5
Brexit uncertainty2019–2019£350k£350k+0%1
Pandemic surge2021–2021£657k£657k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
10.4%
District
9%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Archway Underground StationNorthern line
22.7 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
13 min walk
Crouch HillNational Rail
13 min walk
Harringay Green Lanes Rail StationSuffragette
21 min walk
Turnpike Lane Underground StationPiccadilly
21 min walk
Highgate Underground StationNorthern
22 min walk
No bus stops within 400m

63

Walkability score

109

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★47 min
Waterloo54 min ↑
Canary Wharf59 min ↑
City50 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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park231m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
269m
🅿️
Coolhurst LT&SR Club Carpark
773m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB11% green spaceTree canopy: 70%
Above average green space

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

13 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

158

Parks (1km)

53

Restaurants (800m)

27

Cafes (800m)

7

Pubs (400m)

6

Pharmacies (800m)

12

Gyms (1km)

28

Sports (1km)

13

Convenience

Nearest supermarketHarvest International N8 · 216 m
12 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

104m

Post office

Nearby shops

Pachara Asian Grocery82 m
Vinas News102 m
Asees Food & Wine123 m
Clocktower Greens147 m

Nearby cafes

Armoni Coffee87 m
Punk Cake96 m
Lovage97 m
BEAM99 m

Nearby restaurants

El Loco Burrito84 m
Cubes98 m
Cheers Noodle105 m
RFC Chicken and Ribs105 m

Nearby pubs

Little Mercies76 m
The Queens85 m
Small Beer122 m
The Fox at Crouch End183 m

Nearby gyms

Virgin Active101 m
PureGym167 m
The Reset Rooms170 m
Crouch End Fitness Centre214 m

Nearby pharmacies

Petter Pharmacy188 m
Boots251 m
Beena Pharmacy342 m
Amy Pharmacy342 m

Nearby health

OpenDoor167 m
Middle Lane Dental197 m
Crouch End Health Centre242 m
Treehouse Dental266 m
Food hygiene (5-star)80% of 150

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

61

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

46.2

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,513m
Crossrail 2 route3,384m

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)
11
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
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)

HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ146 homes
completed
163, 163, Tottenham Lane, Crouch End, N8 9BT26 homes
completed
77-79, 77-79, MIDDLE LANE, N824 homes
completed
FORMER SCHOOL KITCHENS SITE, R/O 44-50, FORMER SCHOOL KITCHENS SITE, R/O 44-50, HERMISTON AVENUE, N819 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 9TH

Full postcodeN8 9TH
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.580297
Longitude-0.121367
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