Local market reports › N area › N10 › N10 2
Muswell Hill market report N10 2, London
The N10 2 (Muswell Hill) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 4,774 sales registered with HM Land Registry in N10 2 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 25 registered 2026 sales put the N10 2 (London) median at £570,000, down 16% on five years earlier, with a mean of £793,500, and by floor area homes here have averaged about £8,340 per square metre over the last five years. Everything rests on 4,774 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
N10 2 is a postcode sector: one group of streets inside N10 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where N10 2 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.
The going rate for a home in N10 2
Across 25 registered 2026 sales, the typical (median) N10 2 home went for £570,000. The mean is £793,500, a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in N10 2
By floor space, homes in N10 2 have sold for about £8,340 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, N10 2 sits 100% above the national market.
A typical N10 2 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £570,000 | £570,000 | 25 |
| 2025 | £740,500 | £758,208 | 106 |
| 2024 | £742,000 | £788,898 | 85 |
| 2023 | £771,200 | £847,360 | 88 |
| 2022 | £726,200 | £851,552 | 110 |
| 2021 | £675,000 | £854,637 | 121 |
| 2020 | £720,000 | £934,215 | 67 |
| 2019 | £637,500 | £835,610 | 102 |
| 2018 | £615,000 | £819,807 | 103 |
| 2017 | £625,000 | £852,437 | 103 |
| 2016 | £624,000 | £872,982 | 121 |
| 2015 | £581,000 | £820,953 | 116 |
| 2014 | £500,000 | £709,337 | 171 |
| 2013 | £391,500 | £563,329 | 154 |
| 2012 | £370,000 | £544,594 | 113 |
| 2011 | £388,000 | £585,731 | 105 |
| 2010 | £430,000 | £674,351 | 117 |
| 2009 | £390,000 | £626,928 | 89 |
| 2008 | £322,500 | £528,646 | 87 |
| 2007 | £307,000 | £520,758 | 183 |
| 2006 | £330,000 | £572,838 | 231 |
| 2005 | £260,000 | £462,695 | 167 |
| 2004 | £255,000 | £463,130 | 218 |
| 2003 | £250,000 | £460,561 | 198 |
| 2002 | £205,000 | £385,706 | 223 |
| 2001 | £172,500 | £331,622 | 263 |
| 2000 | £166,000 | £325,775 | 217 |
| 1999 | £135,000 | £269,048 | 249 |
| 1998 | £125,000 | £252,321 | 222 |
| 1997 | £109,000 | £223,537 | 238 |
| 1996 | £96,200 | £202,881 | 220 |
| 1995 | £84,200 | £183,038 | 162 |
In cash terms the typical N10 2 home went from £84,200 in 1995 to £570,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 211%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2020, and today's median remains roughly 39% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the N10 2 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 2014 (+27.7% on the year before); the weakest, 2026 (−23.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −23.0% | −24.8% |
| 5 years (since 2021) | −3.3% | −7.8% |
| 10 years (since 2016) | −0.9% | −4.2% |
| 20 years (since 2006) | +2.8% | 0.0% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 25 N10 2 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 213 sales a year before the financial crisis and 83 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 kind of market N10 2 is
Only 25 sales completed here in the last twelve months of data, which makes N10 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the N10 district median, N10 2 sits 11% lower, marking it as a cheaper pocket of the district.
What tenants pay around N10 2
The local authority for N10 2 is Haringey, and its ONS average private rent currently stands at £2,212 a month (May 2026 figures). The spread runs from £1,633 a month for a typical one-bed to £3,181 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Haringey
ONS Price Index of Private Rents, May 2026.
Set against the £570,000 median sold price, £2,212 a month is £26,544 a year, a gross yield of 4.7%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Common questions on N10 2 (Muswell Hill)
How much did a house sell for in N10 2 (Muswell Hill)?
Are property prices falling in N10 2 (Muswell Hill)?
Is N10 2 (Muswell Hill) a good place to buy a house?
Are N10 2 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is down 16% over five years in cash but down 33% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in N10 today
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 2: live asking prices are collected per district.
19% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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
The Land Registry record, split by size: what each kind of home actually sold for across the N area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the N area is the point: the same five years treated these districts very differently.
N area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in N10
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of N10, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N10 1 | £590,000 | 23 |
| 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.
Thinking of selling in N10 2? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in N10 2, use the average prices map for a rough value: zoom from N10 2's shading down to the sold homes on your own street. The figures above are every recorded N10 2 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim N10 2.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about N10 2. Free, with a one click sign in.
See every individual N10 2 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.