Crouch End · Haringey · Hornsey and Friern Barnet constituency · 51.58018, -0.12230

N8 9TL— Crouch End, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 57/100Transport 33/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
66
Safety
57
Schools
60
Transport
33
Environment
73
Investment
49

The bottom line

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

Less suited to Families.

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Location

N8 9TL

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 9TL

🛡️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 9TL 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 · 5 min walk

KS2: 105.8

—

Secondary

Hornsey School for Girls

Not yet inspected · 7 min walk

P8: +0.37A8: 50.0

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 12 min walk

7 primaries · 3 secondaries · 1 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)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 783m

Crime is +168% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£11,914/m²
Price per ft²£1,107/ft²
Avg floor area101.1 m²

EPC breakdown

C
7%
D
15%
E
9%
F
1%

Based on 32 properties · Confidence: high

Street mix

Semi 2%Terraced 30%Detached 2%Flat 65%Other 2%

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£252,750
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+8.9%

Total change

+1177%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.5%

per year

Acceleration

+44.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 59 sales

Property Type Mix

Total: 59 sales

Detached1.7%
Semi-detached1.7%
Terraced30.5%
Flat/maisonette66.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£135k+54.3%3.6
Post-dot-com plateau2001–2004£158k£255k+61.9%2.2
Pre-crash peak2005–2007£158k£415k+163.2%2.7
GFC & correction2008–2012£675k£400k-40.7%1
Help-to-Buy recovery2014–2016£830k£420k-49.4%3
Brexit uncertainty2017–2019£599k£735k+22.6%1.3
Pandemic surge2021–2021£620k£620k+0%4
Rate-rise correction2022–2023£813k£790k-2.8%1
Current market2025–2025£1.12m£1.12m+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Weakest performer

Terraced

-0.7% alpha

Flat/maisonette+0.7% α
Local
8.6%
District
7.9%
Terraced-0.7% α
Local
3.9%
District
4.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position10

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
22.2 min walk
Crouch Hill

Nearby stations

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

66

Walkability score

124

Footpaths (500m)

0

Santander docks (800m)

2.7 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

14

Car parks (800m)

1

EV chargers (800m)

Nearest car park206m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
206m
🅿️
Coolhurst LT&SR Club Carpark
711m

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 AONB11% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.4 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

12 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

10

Dentists within 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

148

Parks (1km)

50

Restaurants (800m)

28

Cafes (800m)

9

Pubs (400m)

6

Pharmacies (800m)

11

Gyms (1km)

27

Sports (1km)

14

Convenience

Nearest supermarketWaitrose · 136 m
11 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

9

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

56m

Post office

Nearby shops

Pachara Asian Grocery43 m
Asees Food & Wine57 m
Clocktower Greens84 m
GAIL's91 m

Nearby cafes

Armoni Coffee35 m
Cafe Gourmand45 m
Lovage67 m
Punk Cake73 m

Nearby restaurants

Cubes35 m
El Loco Burrito37 m
Bufala di Londra71 m
Paesan80 m

Nearby pubs

Little Mercies58 m
Small Beer59 m
The Queens93 m
The Fox at Crouch End124 m

Nearby gyms

Virgin Active62 m
The Reset Rooms109 m
PureGym208 m
Crouch End Fitness Centre246 m

Nearby pharmacies

Petter Pharmacy123 m
Boots198 m
Amy Pharmacy287 m
Beena Pharmacy292 m

Nearby health

OpenDoor123 m
Middle Lane Dental166 m
Crouch End Health Centre213 m
Treehouse Dental214 m
Food hygiene (5-star)80% of 151

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

49

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

60.3

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,510m
Crossrail 2 route3,447m

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)
16
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
The Exchange (FMR TELECOM HOUSE), 71, The Exchange (FMR TELECOM HOUSE), 71, CROUCH END HILL, N8 8DD84 homes
completed
163, 163, Tottenham Lane, Crouch End, N8 9BT26 homes
completed
50-66, 50-66, PARK ROAD, N824 homes
completed
77-79, 77-79, MIDDLE LANE, N824 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 9TL

Full postcodeN8 9TL
Postcode districtN8
BoroughLondon Borough of Haringey
WardCrouch End
Latitude51.580177
Longitude-0.122295
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