Neighbourhood · Haringey

Muswell Hill South: house prices and how the area is changing

Official figures for the Muswell Hill South neighbourhood of Haringey, England (ONS area Haringey 021). Headline figures assembled 12 October 2026. Postcodes N10, N22, N8. Figures that read a point use the neighbourhood's centre, near N10 3DE.

One of the most affluent neighbourhoods in England, showing some signs of gentrification

Muswell Hill South is one of the most affluent neighbourhoods in England; it shows some signs of gentrification against Haringey (3 of 23 signals rising, 2 falling). Houses here typically resell for £1,559,000 and flats for £565,000 (median resale prices, 2023-2025). Recorded crime is lower than across Haringey (0.9 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Highgate, is about a 15-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 12 October 2026; source dates are shown below.

Typical house price

£1,559,000

Median resale price of houses in the neighbourhood, 2023-2025; +20% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£565,000

Median resale price of flats in the neighbourhood, 2023-2025; +8% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Among the most affluent

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Some signs

Weighted balance +0.11; 3 of 23 signals up, 2 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 8 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 6 to 10.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£96,100

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.9 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Muswell Hill South sits in Haringey

Typical house price: 4th highest of the 33 neighbourhoods in Haringey with enough house sales for one
Typical flat price: 5th highest of the 33 neighbourhoods in Haringey with enough flat sales for one
Average household income: 6th highest of 36 neighbourhoods in Haringey

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 12 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Muswell Hill South

Median resale price of houses each year here and across Haringey, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Haringey, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 12 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

3 of 23 counted signals point towards rising affluence against Haringey, 2 the other way and 18 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Income deprivation ranking
Premium and budget brands
Benefit claims (DWP)

Falling behind the borough

Single-person households under 65
Anti-social behaviour

Stations and schools nearby

Nearest stations

Highgate Underground station, about a 15-minute walk from the neighbourhood's centre (1.2 km in a straight line).
Alexandra Palace Railway station, about a 24-minute walk from the neighbourhood's centre (1.9 km in a straight line). About 16 trains an hour leave between 07:00 and 19:00 on a weekday: Great Northern to Moorgate (about 22 min); Great Northern and Thameslink to Welwyn Garden City (19 to 25 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Muswell Hill Primary School 440 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 7 areas (Apr 2026).
Nearest state secondary school Fortismere School 840 m from the neighbourhood's centre. Ofsted: Good (Apr 2022).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Muswell Hill South

What is the typical house price in Muswell Hill South?

£1,559,000. Median resale price of houses in the neighbourhood, 2023-2025; +20% against 2017-2019.

How does Muswell Hill South compare with the rest of Haringey?

Typical house price: 4th highest of the 33 neighbourhoods in Haringey with enough house sales for one. Typical flat price: 5th highest of the 33 neighbourhoods in Haringey with enough flat sales for one. Average household income: 6th highest of 36 neighbourhoods in Haringey.

Is Muswell Hill South an affluent area?

Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Muswell Hill South gentrifying?

Some signs. Weighted balance +0.11; 3 of 23 signals up, 2 down, against the borough.

What is the nearest station to Muswell Hill South?

Highgate. Underground station, about a 15-minute walk from the neighbourhood's centre (1.2 km in a straight line).

Which state schools are nearest to Muswell Hill South?

Nearest state primary school. Muswell Hill Primary School. 440 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 7 areas (Apr 2026). Nearest state secondary school. Fortismere School. 840 m from the neighbourhood's centre. Ofsted: Good (Apr 2022).

Each answer repeats a figure shown above, with its source there.

Thinking of buying in Muswell Hill South?

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Nearby neighbourhoods in Haringey

Postcode districts

Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.