Local market reports › N area › N10 › N10 1
Muswell Hill market report N10 1, London
The standing N10 1 (Muswell Hill) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 3,919 completed sales registered with HM Land Registry in N10 1 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 23 registered 2026 sales put the N10 1 (London) median at £590,000, up 8% on five years earlier, with a mean of £786,100, and by floor area homes here have averaged about £7,640 per square metre over the last five years. Everything rests on 3,919 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
N10 1 is one sector of N10 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where N10 1 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in N10 1 sells for
23 sales were registered in N10 1 in 2026, and the middle one of them, the median, went for £590,000. The mean works out at £786,100, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
What a square metre costs in N10 1
Per square metre, N10 1 homes have averaged around £7,640 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, N10 1 sits 107% above the national market.
A typical N10 1 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £590,000 | £590,000 | 23 |
| 2025 | £632,500 | £647,625 | 103 |
| 2024 | £580,000 | £616,659 | 85 |
| 2023 | £675,000 | £741,660 | 65 |
| 2022 | £602,500 | £706,500 | 100 |
| 2021 | £547,500 | £693,206 | 112 |
| 2020 | £580,000 | £752,562 | 73 |
| 2019 | £537,500 | £704,534 | 72 |
| 2018 | £586,000 | £781,149 | 82 |
| 2017 | £450,000 | £613,755 | 67 |
| 2016 | £507,500 | £709,998 | 74 |
| 2015 | £496,000 | £700,848 | 105 |
| 2014 | £380,000 | £539,096 | 131 |
| 2013 | £390,000 | £561,171 | 129 |
| 2012 | £300,000 | £441,563 | 86 |
| 2011 | £375,000 | £566,106 | 109 |
| 2010 | £297,500 | £466,557 | 123 |
| 2009 | £250,000 | £401,877 | 107 |
| 2008 | £250,000 | £409,803 | 83 |
| 2007 | £320,000 | £542,809 | 134 |
| 2006 | £268,800 | £466,602 | 186 |
| 2005 | £250,000 | £444,899 | 127 |
| 2004 | £244,500 | £444,060 | 165 |
| 2003 | £225,500 | £415,426 | 174 |
| 2002 | £215,000 | £404,521 | 229 |
| 2001 | £175,000 | £336,429 | 163 |
| 2000 | £193,000 | £378,763 | 247 |
| 1999 | £130,000 | £259,083 | 186 |
| 1998 | £93,500 | £188,736 | 136 |
| 1997 | £84,800 | £173,908 | 162 |
| 1996 | £76,600 | £161,546 | 158 |
| 1995 | £81,000 | £176,082 | 123 |
In cash terms the typical N10 1 home went from £81,000 in 1995 to £590,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 235%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 24% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the N10 1 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+48.5% on the year before); the weakest, 2008 (−21.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.7% | −8.9% |
| 5 years (since 2021) | +1.5% | −3.2% |
| 10 years (since 2016) | +1.5% | −1.8% |
| 20 years (since 2006) | +4.0% | +1.2% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 23 sales completed in N10 1. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 178 sales a year before the financial crisis and 75 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What homes rent for around N10 1
For renting purposes N10 1 sits in Haringey. The ONS average private rent there is £2,212 a month (May 2026). A one-bed averages £1,633 a month here and a four-or-more-bed £3,181, so size does most of the work in setting the rent.
Average monthly rent by size, Haringey
ONS Price Index of Private Rents, May 2026.
Against the £590,000 median purchase price, a rent of £2,212 a month (£26,544 a year) works out at a 4.5% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Reading the N10 1 market
This is a thin market: 23 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the N10 district median, N10 1 sits 8% lower, marking it as a cheaper pocket of the district.
Asked and answered: N10 1 (Muswell Hill)
Is N10 1 (Muswell Hill) a good place to buy a house?
How much did a house sell for in N10 1 (Muswell Hill)?
Are property prices falling in N10 1 (Muswell Hill)?
What happens to N10 1 prices now?
The record answers a different question than "what happens next": the median is up 8% over five years in cash but down 15% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in N10 now
The live side of the market holds 141 homes at the moment, listed by 12 agents publishing to HomesIndex.
These cover the whole N10 district, not just N10 1: live asking prices are collected per district.
19% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every N10 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Moving up a bedroom in N: the cost
What homes of each size actually sold for across the N area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £950,000 | £1,445,000 (+52%) | £2,200,000 (+52%) |
| Semi-detached | £430,000 | £535,000 (+24%) | £755,000 (+41%) | £990,000 (+31%) | £1,375,000 (+39%) |
| Terraced | £472,750 | £513,250 (+9%) | £670,500 (+31%) | £1,005,750 (+50%) | £1,607,500 (+60%) |
| Flat | £405,000 | £542,500 (+34%) | £785,567 (+45%) | £1,211,250 (+54%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the N area is the point: the same five years treated these districts very differently.
Winners and losers across the N area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in N10
A few minutes' walk can separate two very different markets. Here are N10's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N10 2 | £570,000 | 25 |
| N10 3 | £793,500 | 35 |
Zoom out to the full N10 district report for the type split, monthly volumes and how N10 compares with its neighbours.
Selling in N10 1? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at N10 1's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim N10 1.
Keep digging
Behind the answers sits the same Land Registry record as this page, with N10 1 already set as the subject. Free, one click sign in.
See every individual N10 1 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.