What is your favourite patch in Muswell Hill?

[groovybug]

Hi mums,

We are looking to buy in Muswell Hill, hopefully within 6-9 months or so, and want to know a bit more about different patches within the area. I know there won't be massive differences, but from our own experience in other parts of London, sometimes small difference matters.

There are the areas we have narrowed down, and our impressions so far:

• Central Muswell Hill (the royal avenues): very convenient, grand property, however many are converted rentals, so may not have community feel.
• Highgate Wood side (Cranley Gardens, Oslow Gardens, Woodland Rise, Woodland Gardens): near the beautiful wood and the station, but more pricey
• Alexandra Park side (streets between Alexandra Park Road and Duke Avenue): some really beautiful houses, especially along Duke Avenue, however tricky school catchment and further from station.
• East Finchley side (streets between Fortis Green and Grand Avenue): houses not as nice as Alexandra Park side but maybe the most all rounded spots, good catchment, good transport.

Would you say that is fair? Love to hear what you have to say about different spots and your favourite bit.

Many thanks!

Even before reading your options, I thought 'Highgate Woods side' - cos I like Highgate Village, and the woods aer great as opposed to a busier park, though Ally Park is great of course.
It's much closer to the tube too.

Highgate Woods side. Purely for the station and woods themselves.

@CatAndHisKit

Even before reading your options, I thought 'Highgate Woods side' - cos I like Highgate Village, and the woods aer great as opposed to a busier park, though Ally Park is great of course. It's much closer to the tube too.

Agree about the Tube. I lived Ally Pally side, which was fine because I took the bus to work, but it's a PITA for the Tube. You've got to allow an hour to get somewhere central, even if it's on the Northern line, because it will take that long if you're unlucky with the bus/Tube timing, though you can do it in half that time if the TFL gods are kind. If you need the Tube, try to be in walking distance of Archway or Highgate.

Don't rule out East Finchley tube - the roads going down Fortis Green Road from Muswell Hill to East Finchley are nice, quite a variety of house styles, might be cheaper than Highgate.
Or if you were Alexandra Palace side, within walking distance of the overground station, that might work - it connects up with Finsbury Park for the tube, or goes into Moorgate, and the commute is more pleasant than the tube.

I really like the Highgate woods side. Do factors like schools matter if you are going down the state route though?

I think it all depends if schools come in to it, catchments are so small they often drive where people live in MH
However having lived in MH in the past and now looking again in the area, I would now live on the Highgate side, but my children are now through school so I don’t have to worry about that bit.

It seems Highgate Woods side is everyone's favourite. But I also just realise it's the worst for school catchment, there are only a few houses that might be in catchment of Tetherdown and Fortismere. We would prefer to go state route if possible. I have one DC going to secondary and one going to primary soon.

I'm looking at between East Finchley side and Alexandra Park side (not all the way to Albert Road/Victoria Road area but around Rosebery Road, Methuen Park, Welfield Avenue). Is there much difference between the two?

@groovybug I’d be very careful and check where the catchment has been for the last few years.

When my DC applied for secondary there were roads between APS and Fortismere that were not in catchment for either, (this was quite a while ago) the Lake roads nearest Conley Hatch Lane were tricky.
However I believe in the last few years APS has been more popular than Fortismere so their catchment has shrunk.
You can check on the Haringey website for the distance for previous years offers for both secondary and primary, don’t just rely on what estate agents tell you as they know school catchment is such a big thing in MH.

You’d prob get into Highgate primary that side. Lovely school I’ve heard

Yes I would focus more on which secondary school you like at this stage, although the secondary school landscape will change in that time. Lots of good primary schools in all those areas you mention.

I have done some more research and I think The East Finchley side and The Alexandra Park side around Muswell Road would both get us to Fortismere. So I guess it will come down to the house. Do you have any preference between the two?

@groovybug I think it also depends if you want access to the tube. It’s pretty quick to get to East Finchley tube if you are on that side of MH, but it’s further to walk to Bounds Green from the Ali Pally side.
The bus from MH to Highgate can take much longer than you think, especially in busy times, The Broadway often gets snarled up.
After that it’s more about what you get for your money and the style of houses. The closer you get to EF the harder it is to park, but similar problems around Muswell Avenue as close to the shops and most houses don’t have off street parking.

I like central Muswell Hill- Dukes avenue area, Grand Avenue and the roads along Fortis Green Road. I love being near the shops. But be very very careful about catchments for schools - there are a few dead zones as described above.

One thing to note about central muswell hill is how loud and packed it is. Bad parking and tons of people. But obviously it's lovely being so near the shops and well connected.

The streets off towards ally pally are lovely but transport is a bit more tricky. I always think the streets here are lovely :

Oh I also like Princes Ave and King's Ave!

It all depends on your budget, most houses in the area circled above are now £1,400,000 + even a decent sized flat is going to be £800+ if you’ve got that budget then it’s lovely area although parking can be a pain, is there residents parking there now? I’ve moved away from MH so don’t know if they’ve brought residents in there or not.
There used to be lots of resident complaints about noise at the top of Muswell Hill, I think the food take away shop and the very busy Mossy Well pub made it noisy late at night.
I also like the far end of Dukes Avenue near Ali Pally but you won’t get in to Fortismere from there and transport is a bit more difficult.

We are close to Broadway, and it is fantastic as you are close to the shops, Highgate Wood and the station (Highgate) is close by. I don’t find it noisy. The bit closer to the station is nice but boring, I feel—no shops, no people around ever and not close to any schools.
Roseberry Avenue is lovely, but that’s a bit further out.

My only problem with central Muswell Hill is a lot of properties are rental, so will feel less neighbourly, and also parking.

We are really into period architecture, and fell in love with the facade of many houses around Methuen Park/Donovan Avenue/Duke Avenue .. However, the East Finchley side (road along Grand Avenue and Fortis Green) has resident parking, close to tube as well as catchment, so that would probably be a more practical choice.

"My only problem with central Muswell Hill is a lot of properties are rental, so will feel less neighbourly, and also parking."

We've rented in MH for a long time. I know my neighbours (both fellow mortgage-deprived renters and owners) and feel very much part of the community. OTOH I also know homeowners here who don't seem to mix at all.