Hornsey Town Hall, Crouch End: living in a restored Art Deco building
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Hello everyone. An apartment inside and beside a restored Art Deco town hall. Today, from Crouch End, Hornsey Town Hall is what we are looking at today!
For prices, taxes and the whole buying process, see our guide: UK Property Guide
Apartment types, current price range and location: see the project page
In the heart of Crouch End, one of the best loved districts of north London, a special scheme developed on the grounds of the historic Hornsey Town Hall. In total 135 private apartments: the carefully restored Broadway main building, a The Mews building and two new build blocks. The design is signed by Make Architects, and with a layered brick texture and geometric metal railings they have carried the building’s original Art Deco spirit into the new structures. Yes, you read that correctly.
Prices
- Apartments: £509,950 band
- Studio, one, two and three bedroom options, the three bedroom apartments have sold out
- Total 135 private apartments
- The restored Broadway building, the Mews building and two new blocks
- Address: Hornsey Town Hall, Crouch End, London N8 9JJ
135 apartments means a boutique scale: none of the anonymity of towers with hundreds of them. And that the three bedroom apartments have sold out is an indicator of the demand for the scheme. the advantages of buying a new build home a special scheme for anyone who wants to combine it with a historic building.
Why Hornsey Town Hall?
Crouch End: one of the most characterful districts of London: with its independent cafes, boutiques, cinema and theatre, Crouch End is one of the places in London where the "feeling of a neighbourhood" is strongest. The absence of a tube station has kept the district free of crowds; residents see that not as a shortcoming but as a privilege.
- Finsbury Park (Piccadilly, Victoria Line and national rail), a short bus ride away
- Highgate and Archway (Northern Line) a short distance away
- Hornsey and Crouch Hill railway stations, a direct link to the centre
- Fast access to King’s Cross, Oxford Circus and Victoria on the Victoria Line
- Alexandra Palace, Highgate Wood and Finsbury Park within walking or a short distance
Mimari kimlik kopyalanamaz: the restoration of an Art Deco town hall and Make Architects carrying that spirit into the new blocks give the scheme a unique identity. Thousands of new apartments come to market in London every year and most of them are the same as one another. Schemes of this kind are sought out by buyers and have no competing supply.
Daily life: the rhythm of Crouch End
Breakfast in the cafes of Crouch End Broadway in the morning, then into the centre by bus or train. A walk in Priory Park at lunchtime. The district’s independent restaurants, the theatre or the cinema in the evening. At the weekend the London view from Alexandra Palace, a walk in Highgate Wood or the boutiques of Muswell Hill. Crouch End is one of the districts Londoners say they would like to move to; it has a particular pull for families and people in the creative sector.
Hornsey Town Hall rental yield
Rental demand in Crouch End is very strong and supply constrained. One bedroom apartments usually let for £2,000 to £2,400, 2+1s £2,600 to £3,000 a month. That puts the gross rental yield in the 4.7-5.6% band.
Tenant profile: professionals working in central London, people in the creative and media sectors, and young families. The schools and the neighbourhood fabric of Crouch End are decisive for family tenants; this group stays a long time and the turnover rate is low. For areas with a similar profile, high yield buy to let areas is worth a look.
The standout features and the details that set Hornsey Town Hall apart
- The restored Art Deco Broadway building: the heart of the scheme; the original fabric of the historic town hall has been preserved.
- A Make Architects design: the new blocks are designed to reflect the spirit of the original building.
- A layered brick facade: a detail referring to the Art Deco features of the Town Hall.
- Geometrik Metal Korkuluklar: a contemporary interpretation of the original period aesthetic.
- Betonarme Desenler: a design inspired by the distinctive fabric of Hornsey Library.
- The Mews building: a separate structure in keeping with London’s classic mews tradition.
- Boutique scale, 135 apartments; a personal and manageable community.
- A setting for living, working and creating: cultural use continues on the Town Hall site as well.
Energy efficiency and comfort
The new build blocks have modern insulation and efficient systems; the apartments are typically in the EPC B band. In the apartments within the restored historic Broadway building the performance can differ, since in listed structures the original facade and windows are preserved and reaching modern standards is not always possible. If you are considering a particular apartment, always ask for the EPC certificate; we check it for every apartment.
Who is buying?
This project of those looking for an apartment with character choice. Professionals aged 30 to 55 who do not want to live in a standard tower apartment and are looking for architectural detail and history. Because of the concentration of the creative sector in Crouch End, people working in media, design and publishing are part of the main audience too. And young families because of the schools in the district, and investors who love the neighbourhood fabric of north London.
Frequently asked questions
Crouch End’de metro yok, sorun mu? True, there is no tube station in the district and that is the most discussed feature of Crouch End. You are a short bus ride from Finsbury Park and Highgate, and there are the Hornsey and Crouch Hill railway stations. But for a tenant used to the tube that can be a minus; the expectations of buyers and tenants should be set accordingly.
Is there a three bedroom apartment? No, they have sold out. For the studio, one and two bedroom options ask us to check the current availability.
Should I buy in the historic building or in a new block? The apartments in the Broadway building offer character and period detail; the new blocks better energy performance and modern fittings. We explain the difference between the two apartment by apartment.
What is the tenure? Leasehold; in restoration schemes the lease term can vary apartment by apartment, and we always have it checked.
Can I buy remotely from abroad? Yes. For the details, our remote property purchase guide page.
Can I use a mortgage? Foreign buyers can normally borrow up to 65-75% of the value. On historic building conversions some lenders may ask for an additional valuation. UK mortgages for foreign nationals is worth reading.
Total cost: what you actually pay when you buy at Hornsey Town Hall
Many overseas buyers look only at the apartment price and meet a surprise at completion. Let us work out the real cost on a £509,950 apartment. Stamp duty (SDLT) in the United Kingdom is banded: 0% up to £125,000, then 2%, 5%, 10% and 12%. On top of that, non-residents pay a 2% surcharge, and if you already own another home, a further 5% additional dwelling rate applies.
| Item | If it will be your only home | If it will be an additional home |
|---|---|---|
| Property price | £509,950 | £509,950 |
| Stamp duty (SDLT) | £25,696 | £51,194 |
| Legal fees | £1,500 to £3,000 | £1,500 to £3,000 |
| Searches and Land Registry fees | about £800 | about £800 |
| Approximate total | £537,946 | £564,944 |
With a mortgage there are also valuation and bank charges, and if you let the property, management commission and income tax. The figures above are indicative, based on a £509,950 entry price; we prepare the exact calculation for your own scenario.
The Hornsey Town Hall buying process, step by step
If you are buying from another country, the process runs like this:
- 1. Choosing the apartment and reserving it. We go through the floor plans, the aspect and the view. The apartment you choose is usually held with a reservation fee of £5,000 to £10,000.
- 2. Appointing a solicitor. An independent English property solicitor (conveyancer) is appointed. That solicitor acts for you, not for the developer.
- 3. Identity and source of funds checks. You will be asked for a passport, proof of address and documents showing the source of your funds. This step is compulsory in the United Kingdom, and having the papers ready shortens the process.
- 4. Exchange of contracts and deposit. Contracts are usually exchanged within 21 days of the reservation, with a 10% deposit. The signature can be given digitally from abroad.
- 5. Stage payments. In off plan projects these follow the payment schedule; for completed apartments the step is skipped.
- 6. Completion. The remaining balance and the stamp duty are paid and the title is registered in your name. For completed apartments this stage can take four to eight weeks.
You can run the whole process from your own country; you do not have to travel to the United Kingdom.
Risks and what to watch for
We have set out the strengths; in fairness there are points to watch as well. For Hornsey Town Hall, these are the ones worth pausing on:
- Crouch End’de metro istasyonu yok: there are bus and rail links but for a tenant used to the tube it can be a minus.
- the three bedroom apartments have sold out: the range of choice has narrowed.
- Energy performance in the historic building: in the apartments in the Broadway building the EPC rating can fall below the new blocks; ask for the certificate.
- The lease term can vary apartment by apartment: in restoration schemes the standard 999 years may not always apply; checking is essential.
None of this makes the project a bad one, but there is a wide gap between buying with your eyes open and finding out afterwards. We give every client this list up front.
How does Hornsey Town Hall compare with the alternatives?
Before you decide, it is worth looking at the other projects in the same budget band:
- Woodberry Down: Berkeley quality on the bank of the ponds nearby.
- The 1840 St George's Gardens: a more affordable alternative for anyone looking for a historic building conversion.
- Camden Goods Yard: an upper segment scheme in north London with a pool, beside Camden Market.
We can work out together which project fits your goal, judged on budget, intended use and exit plan. For an overview, our guide to UK property investment for international buyers is worth reading too.
Answers to the most common questions on this topic: Is Buying a Home in London a Good Idea?
