Neighbouring areas · Guide three of three
Highgate
A hilltop village with houses from the 1680s, one of the best known cemeteries in the country, and a borough boundary running down the middle of its high street. Which side of it a house stands on decides the council, the schools and the parking.
- Postcode
- N6Split between Camden and Haringey
- Conservation area
- Since 1967Haringey 1967, Camden 1968, managed separately
- Article 4 direction
- NoneIn either borough’s part of the village
- Landmark
- Grade IHighgate Cemetery, a registered park and garden
Victorian red brickBeyond the village core, streets such as North Road are lined with three storey Victorian houses set back from the road behind front walls and hedges. The oldest houses in the village, on The Grove, date from about 1688.
Every factual claim on this page was checked against the sources below on .
Camden Council · conservation areas, Article 4 directions, admissionsHaringey Council · conservation area, Article 4 directions, admissions, parkingDepartment for Education · every named schoolHistoric England · listed buildings, grades and registered landscapesUK Parliament · the Highgate Cemetery Act 2022HM Land Registry · the live sales figures
Two councils, two sets of rules. The borough boundary runs through the middle of Highgate High Street. Establish which council an address falls under before you rely on anything here, and confirm anything that turns on a planning instrument against the current one.
Streets and characterOne village, two councils, and three conservation areas between them.
The Camden side, the Haringey side, and the Holly Lodge Estate below the cemetery
The first thing to know about Highgate is that it is two places on paper. Camden’s appraisal says the borough boundary runs through the middle of the High Street. The Grove, Pond Square, South Grove, Highgate West Hill and Fitzroy Park are in Camden. North Road, Southwood Lane, Cholmeley Park and North Hill are in Haringey.
The Highgate Conservation Area
The village is one conservation area in name and two in practice, each managed by its own council. Haringey designated its part on 21 December 1967 and adopted its character appraisal and management plan in December 2013. Camden’s appraisal gives 1968 for its part, extended in 1978 and 1992, and Camden adopted that appraisal in October 2007. Camden divides its side into five sub areas: Highgate Village, Fitzroy Park, Waterlow Park and the cemeteries, the Whittington Hospital, and Merton Lane and Millfield Lane. Holly Village, at the foot of Swain’s Lane, has since moved into the Dartmouth Park conservation area.
The building record is long. Nos 1 to 6 The Grove date from about 1688. Nos 45 and 46 Highgate West Hill were built in 1729 and are listed Grade II*. The west side of Pond Square is a group of eighteenth century houses, Nos 1 to 6, all listed Grade II. North Road has a range of three storey Victorian houses set back from the road, and Bisham Gardens is a dense run of nineteenth century speculative terraces.
The Holly Lodge Estate
Below the cemetery, the Holly Lodge Estate has its own Camden conservation area, designated on 1 June 1992, with an appraisal adopted on 6 December 2012. It was built from 1923 on the grounds of Baroness Burdett-Coutts’s Holly Lodge, in two phases: Arts and Crafts roughcast and low gables lower down, half timbering and tile hanging higher up. Camden calls it its only development in the garden suburb tradition. Its three large mansion blocks were built by Lady Workers’ Homes Ltd as flats for working women, and an estate committee has looked after its roads and communal areas since the start.
What you may change
Neither council has an Article 4 direction in Highgate. Camden’s June 2026 directions covered Hampstead, Belsize, South Hampstead and their neighbours, not Highgate or Holly Lodge, where officers decided in 2012 that a direction was not expedient and would be kept under review. Haringey’s heritage directions cover four areas elsewhere in the borough. Houses therefore keep the ordinary permitted development rights of a conservation area. On the Camden side, a borough wide direction means every basement excavation needs planning permission. And a good number of the oldest houses are listed, which brings listed building consent for work inside as well as out.
Planning position as at 22 September 2026
Highgate village is split between Camden and Haringey, with the boundary running down the middle of the High Street. Both parts are in the Highgate Conservation Area, designated by Haringey in 1967 and by Camden in 1968, and the Holly Lodge Estate has its own Camden conservation area from 1992. Neither council has an Article 4 direction here, so houses keep ordinary conservation area permitted development rights.
- The GroveNos 1 to 6 of about 1688. Coleridge lived at No 3 from 1824 to 1834.Camden
- Pond SquareA quiet backwater at the heart of the village. Nos 1 to 6, eighteenth century, all Grade II.Camden
- South GroveRuns from the High Street to Highgate West Hill.Camden
- Highgate West HillStarts in the village and falls steeply towards Kentish Town. Nos 45 and 46 of 1729 are Grade II*.Camden
- Highgate High StreetTightly grouped eighteenth and nineteenth century terraces, shops below.Both, split down the middle
- Fitzroy ParkA winding, unmade lane falling from the village, with a rustic look rare in London.Camden
- Millfield LaneThe route north before West Hill was built, with cottages by the eighteenth century.Camden
- Swains LaneRuns down past the cemetery to Holly Village at its foot.Camden
- Holly Lodge Gardens1920s garden suburb houses on the Holly Lodge Estate.Camden, Holly Lodge CA
- North RoadA wide avenue of plane trees, with Highgate School on one side and Victorian houses on the other.Haringey
- Southwood LaneA quiet, semi-rural lane of eighteenth and nineteenth century houses and terraces.Haringey
- Cholmeley ParkLaid out on the drive of Cholmeley Lodge, whose Victorian Gothic gatehouse survives.Haringey
- North HillBuildings of every era from the seventeenth century on, including Highpoint.Haringey
The cemetery and the landmarksA Grade I cemetery, two Grade I blocks of flats, and a house from 1582.
Highgate Cemetery, Highpoint, Lauderdale House and Highgate Wood
Highgate Cemetery is a Grade I registered park and garden, the highest grade there is. The West Cemetery opened in 1839 and the East in 1855, and together they cover about 14.5 hectares on the slope below the village. Monuments inside are listed in their own right, among them the Egyptian Avenue and Lebanon Circle and the tomb of Karl Marx, both at Grade I. The cemetery belongs to the Friends of Highgate Cemetery Trust, a registered charity, and the Highgate Cemetery Act 2022, which received Royal Assent on 24 March 2022, gives the Trust powers to run, maintain and improve it.
On North Hill, on the Haringey side, are two of the most important modern buildings in the country. Highpoint I, built in 1933 to 1935, and Highpoint II, built in 1936 to 1938, were designed by Berthold Lubetkin and Tecton, and both are listed Grade I. Buying a flat in either means buying into a Grade I building, with listed building consent needed for internal changes.
Back in the village, Lauderdale House was built in about 1582 and is Grade II*. Sir Sydney Waterlow gave it to the London County Council in 1889 with 29 acres of grounds, which opened as Waterlow Park in 1891. Across the Archway Road on the Haringey side, Highgate Wood is 28 hectares of ancient woodland, owned by the City of London since 1886 and dedicated as an open space for ever.
Highgate Cemetery is a Grade I registered park and garden, opened in 1839 with the East Cemetery added in 1855, and the tomb of Karl Marx inside it is listed Grade I. Highpoint I and II on North Hill, by Lubetkin and Tecton, are both Grade I. Lauderdale House of about 1582 is Grade II*, and Highgate Wood is 28 hectares of ancient woodland owned by the City of London.
- Highgate Cemetery 1839 and 1855, about 14.5 hectares Grade I
- Tomb of Karl Marx Highgate Cemetery, bust by Laurence Bradshaw, 1956 Grade I
- Highpoint I and II North Hill. Lubetkin and Tecton, 1933 to 1938 Grade I
- No 3 The Grove About 1688. Coleridge, then J. B. Priestley Grade II*
- Lauderdale House About 1582, front of about 1760 Grade II*
- Highgate Wood 28 hectares, City of London since 1886 Ancient wood
Schools and admissionsTwo councils, two admissions systems, and two famous independents.
Highgate and Channing, the state schools either side of the line, and how each admits
The two best known schools in the village are independent and both on the Haringey side: Highgate School on North Road, mixed from 3 to 19, and Channing School, for girls from 4 to 18. The state primaries in the village, Highgate Primary School and St Michael’s CofE Voluntary Aided Primary School, are in Haringey too.
Haringey has no catchment areas. After looked after children, social or medical need, siblings and children of staff, its community schools admit by straight line distance from the child’s home to the school, and ties are settled by independently supervised random allocation. Haringey publishes maps of each year’s last distance and warns that it changes every year. Voluntary aided and foundation schools such as St Michael’s and Fortismere set their own criteria, so read each school’s own policy.
On the Camden side the rules are Camden’s: no catchment areas apart from Abacus Belsize Free School, admission by distance after the priority groups, and a published record of each year’s furthest offer. The Highgate Road secondary schools, Parliament Hill, William Ellis and La Sainte Union, are within reach of the Camden streets, and share the mixed LaSWAP sixth form.
Admissions position as at 22 September 2026
Highgate School and Channing School are independent and both in Haringey. The village state primaries, Highgate Primary and St Michael’s CofE Voluntary Aided Primary, are also in Haringey. Haringey has no catchment areas, and Camden has none apart from Abacus Belsize Free School: community schools admit by straight line distance after the priority groups, and the last distance changes every year.
- Highgate School Mixed, 3 to 19. North Road Selective
- Channing School Girls, 4 to 18. The Bank Selective
- Highgate Primary School Mixed, 3 to 11. North Hill, Haringey Proximity
- St Michael’s CofE Voluntary Aided Primary School Mixed, 3 to 11. North Road, Haringey CofE
- Brookfield Primary School Mixed, 2 to 11. Chester Road, Camden Proximity
- Highgate Wood Secondary School Mixed, 11 to 18. Haringey Proximity
- Fortismere School Mixed, 11 to 18. Haringey Own criteria
- Parliament Hill School Girls at 11. Mixed LaSWAP sixth form. Camden Proximity
- William Ellis School Boys at 11. Mixed LaSWAP sixth form. Camden Proximity
Phase, age range and gender of intake as recorded by the Department for Education. Admission arrangements, published distances and fees change every year, and this area sits on a borough boundary. Check the current position with the relevant council and with each school directly before you rely on it.
Transport and parkingThe Northern line at the top of the hill, and two parking regimes.
Highgate and Archway stations, and permits on each side of the line
Highgate station is on the High Barnet branch of the Northern line, on Archway Road, and is in Zone 3. Archway, at the foot of Highgate Hill, is on the same branch. For the streets on the Camden slope, Gospel Oak on the Overground and the stations in Kentish Town are often nearer, and the Dartmouth Park guide covers them.
The village is a hill in every direction, and it is worth walking a route to the station at the pace you will actually walk it before relying on it.
Parking
On the Haringey side, the Highgate controlled parking zone runs Monday to Friday from 10am to noon. Haringey prices resident permits by the car’s CO2 band, with a diesel surcharge, a length surcharge on vehicles over four metres, and higher prices for second and later permits in a household.
On the Camden side, Camden prices permits by duration, fuel type and CO2 band, with an air quality surcharge on older petrol and diesel vehicles, and since October 2024 each permit covers one vehicle. Hours vary by street, so check Camden’s parking map or the zone entry sign.
Highgate station is on the High Barnet branch of the Northern line, in Zone 3, and Archway is on the same branch at the foot of the hill. Haringey’s Highgate parking zone runs Monday to Friday, 10am to noon, with permits priced by CO2 band and a diesel surcharge. Camden prices its permits by duration, fuel type and CO2 band.
- Highgate Northern line, High Barnet branch Zone 3
- Archway Northern line, High Barnet branch Zones 2 and 3
- Gospel Oak Overground, Mildmay and Suffragette lines Zone 2
What things sell forRare at the top, and more varied than the name suggests.
The village core, the lanes, the Haringey side, Highpoint and Holly Lodge
The top of the market is the village core, The Grove, Pond Square, South Grove and the top of Highgate West Hill, where the houses are old, listed and seldom for sale. Fitzroy Park and Millfield Lane, with their larger houses beside the Heath, sit at the same level.
On the Haringey side, North Road, Southwood Lane, Cholmeley Park and North Hill offer Victorian houses and a good many flats and mansion blocks. Highpoint is its own market: Grade I modernist flats with a devoted buyer pool and the listed building consent that comes with them. The Holly Lodge Estate offers 1920s garden suburb houses and mansion flats, with estate charges, and is often the most affordable way into N6.
Council tax, schools and parking all change with the borough line, so two similar houses a street apart can suit different buyers. It is worth knowing which side an address is on before forming a view on price.
This section is Tessa’s reading of the market, not a sourced fact. For a figure on a particular home, ask her.
Live: sales on this guide’s streets
- Sales in the 12 months to August 2026 29
- Median price, all sales £1,576,000
- Flats and maisonettes, median of 15 £1,200,000
- Terraced, median of 10 £2,075,000
- Detached, median of 3 £2,000,000
The other guides show Camden’s average prices beside the live street figures. Highgate is split between Camden and Haringey, so a single borough average would describe neither half. The live figures above count sales on the streets this guide names, on both sides of the line.
Everything factual on this page comes from a public source. Conservation areas, Article 4 directions and admissions: Camden Council and Haringey Council. Listings and registered landscapes: Historic England. Schools: the Department for Education’s Get Information about Schools. The cemetery Act: UK Parliament. Prices: HM Land Registry.
Common questionsEight things people ask before they view.
Short, sourced answers on the two councils, the conservation areas, schools, the cemetery and parking
Is Highgate in Camden or Haringey?
Both. Camden's conservation area appraisal says the borough boundary runs through the middle of Highgate High Street. The Grove, Pond Square, Highgate West Hill, Fitzroy Park and the Holly Lodge Estate are in Camden. North Road, Southwood Lane, Cholmeley Park and North Hill, including Highpoint, are in Haringey.
Is Highgate a conservation area?
Yes. The village is covered by the Highgate Conservation Area, which each borough manages separately. Haringey designated its part on 21 December 1967, and Camden's appraisal gives 1968 for its part, with extensions in 1978 and 1992. The Holly Lodge Estate has its own Camden conservation area, designated on 1 June 1992.
Are there Article 4 directions in Highgate?
Not in either borough's part of the village. Camden's June 2026 directions covered Hampstead, Belsize, South Hampstead and nearby areas, not Highgate or Holly Lodge, and Haringey's heritage directions apply to four areas elsewhere in the borough. Ordinary conservation area controls still apply, listed buildings need listed building consent, and on the Camden side every basement needs planning permission.
Does Haringey use school catchment areas?
No. For community schools such as Highgate Primary School and Highgate Wood Secondary School, places after the priority groups go by straight line distance from home to school, with ties settled by random allocation. Haringey publishes maps of the last distance offered but warns that it changes every year.
Which schools are in Highgate village?
Highgate Primary School and St Michael's CofE Voluntary Aided Primary School are state primaries on the Haringey side. Highgate School, mixed from 3 to 19, and Channing School, for girls from 4 to 18, are independent and also in Haringey.
What is Highgate Cemetery's heritage status?
It is a Grade I registered park and garden. The West Cemetery opened in 1839 and the East in 1855, and monuments inside are listed in their own right, including the tomb of Karl Marx and the Egyptian Avenue and Lebanon Circle, both at Grade I. It belongs to the Friends of Highgate Cemetery Trust, a registered charity, whose powers were set out in the Highgate Cemetery Act 2022.
What is Highpoint?
Highpoint I, built in 1933 to 1935, and Highpoint II, built in 1936 to 1938, are modernist blocks of flats on North Hill designed by Berthold Lubetkin and Tecton. Both are listed Grade I, and both are in Haringey.
How does parking work in Highgate?
Each side of the boundary has its own zones and permits. Haringey's Highgate zone runs Monday to Friday, 10am to noon, with permits priced by CO2 band and a diesel surcharge. Camden prices permits by duration, fuel type and CO2 band, with an air quality surcharge on older petrol and diesel cars.
Thinking of selling in Highgate?
An honest figure based on what has actually sold on your street this year, not a number designed to win the instruction and then be reduced in six weeks. Valuation, viewings, negotiation and progression, all with the same person.
Tessa will get back to you as soon as possible.