Alexandra Park · Haringey · Hornsey and Friern Barnet constituency · 51.59781, -0.14041

N10 2AD— Alexandra Park, Haringey

Location and area intelligence for N10 2AD, Alexandra Park, Haringey

The family fortress

 

Bottom 25% LondonSchools 80%Safety 85/100Transport 20/100Low yield 2.40%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
70
Safety
85
Schools
100
Transport
20
Environment
86
Investment
35

The bottom line

N10 2AD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £799,995 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N10 2AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+53.8% vs London avg
vs London income+21.2% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for N10 2AD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

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“The family fortress”

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How N10 2AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Rhodes Avenue Primary School

Outstanding · Inspected Sept 2021 · 6 min walk

KS2: 110.4

★★★

Secondary

Alexandra Park School

Outstanding · Inspected Feb 2023 · 7 min walk

P8: +0.81A8: 61.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 38 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

36.1 incidents per 1,000 residents

Better than 74% of London
→ Stable

-56% vs borough

Crime by type

Vehicle crime37%
Other15%
Violence & sexual offences15%
Anti-social behaviour14%
Burglary11%
Theft5%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.6km

Crime is 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£799,995

Median sale price

Top 25% — 54% above London median

£799,995 is 54% above the London median (£520,000)

+200.5%

This year

Flat

Dominant type

Price history

5-year change
+40.4%
Sales (24 months)5
New build0.0%
Avg terraced£1,650,000
Avg flat£730,000
Price per m²£9,913/m²
Price per ft²£921/ft²
Avg floor area83.5 m²

EPC breakdown

C
20%
D
23%
E
7%
G
1%

Based on 51 properties · Confidence: high

Street mix

Semi 1%Terraced 18%Flat 78%Other 2%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Stamp duty

Standard buyer£27,500
First-time buyerFTB
£27,500
Additional propertyBTL/2nd
£51,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

15.7×

Price-to-income

£4,002/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£208,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £2,913
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.2%

Total change

+1318%

Market Activity

Price Velocity & Acceleration

Current Velocity

+68.5%

per year

Acceleration

+32.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 80 sales

Property Type Mix

Total: 80 sales

Semi-detached1.3%
Terraced18.8%
Flat/maisonette80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£219k+152.7%4.2
Post-dot-com plateau2001–2004£171k£219k+27.9%4.2
Pre-crash peak2005–2007£242k£350k+44.5%2.7
GFC & correction2008–2012£271k£248k-8.5%2.5
Help-to-Buy recovery2014–2016£425k£1.22m+187.1%1.3
Brexit uncertainty2017–2019£540k£610k+13%3.3
Pandemic surge2021–2021£570k£570k+0%4
Rate-rise correction2022–2022£535k£535k+0%1
Current market2024–2025£730k£1.23m+68.5%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Weakest performer

Terraced

-5.3% alpha

Flat/maisonette+0.5% α
Local
6.6%
District
6.1%
Terraced-5.3% α
Local
8.1%
District
13.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Bounds Green Underground StationPiccadilly line
17.9 min walk
New Southgate→ Moorgate· 4 tph
26 min

Nearby stations

Bounds Green Underground StationPiccadilly
19 min walk
New SouthgateNational Rail
23 min walk
East Finchley Underground StationNorthern
26 min walk
Wood Green Underground StationPiccadilly
26 min walk
Arnos Grove Underground StationPiccadilly
27 min walk
No bus stops within 400m

34

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria ★51 min
Waterloo52 min ↑
Canary Wharf62 min ↑
City55 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

13

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)127
Nearest car park254m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Grove Car Park84 spaces· donation
685m
🅿️
Pavilion Car Park· donation
780m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G94%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 97% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB53% green spaceTree canopy: 40%
More green space than 96% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.8 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield849.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE ALEXANDRA SURGERY

125 ALEXANDRA PARK ROAD, WOOD GREEN, N22 7UN

3 min walk

83%

Recommend GP

83%

Overall GP experience

4

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBowes Road Clinic · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

21

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

19

Sports (1km)

0

Convenience

Nearest supermarketGreens on the Hill · 716 m
11 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Muswell Hill International Food Centre470 m
Colney Supermarket532 m
Rishin's Food & Wine Store568 m
Pierre Alix782 m

Nearby cafes

Owens123 m
Cafe Gospoda502 m
Holybella510 m
Exotic Cafe Bar541 m

Nearby restaurants

Enoteca Vinum141 m
Ohisama Sushi213 m
Toy & Co216 m
Korto223 m

Nearby pubs

The Maid of Muswell210 m
Furlong546 m
Belmeis580 m
The Phoenix770 m

Nearby gyms

Results135 m
Fitshape191 m
Muswell Hill Methodist Lawn Tennis Club629 m
The Laboratory Spa & Health Club665 m

Nearby pharmacies

Abbot Pharmacy572 m

Nearby health

The Muswell Hill Practice747 m
No 18 - Dental Surgery983 m
Food hygiene (5-star)74% of 57

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

1000 COOKBOOKS LIMITED
28 ALEXANDRA PARK ROAD LIMITED
40 ALEXANDRA PARK ROAD (WOOD GREEN) LIMITED
72 ALEXANDRA PARK ROAD LIMITED
ACTGUAR LIMITED

+6 more

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score38/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

71.5

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,685m
Crossrail 2 route5,037m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,875 nationally

1,800

Est. population

9,569/km²

67%

Employed

68%

Degree educated

£50,900

Median income

2.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

28%
26%
20%
14%
Under 1828%
18–3413%
35–4926%
50–6420%
65+14%

Tenure

36%
37%
23%
Own outright36%
Own (mortgage)37%
Private rent23%
Social rent4%
Shared ownership0%

Ethnicity

58%
20%
White British58%
White Other20%
Asian6%
Black3%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine7%
No car household22%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent23%
Social rent4%

vs. London

Income vs London+21.2%
Price vs London+53.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
100%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
2
Largest scheme
34 homes · 56, 56, Muswell Hill, N10 3ST
Pipeline pressure
LOW

Named schemes (500m)

8-12, 8-12, Donovan Avenue, Hornsey, N10 2JX8 homes
completed
Land Rear of, Land Rear of, Yewtree Close, N22 7UY4 homes
completed
20, Donovan Avenue, London, N10 2JX, 204 homes
completed
86, 86, Alexandra Park Road, N10 2AD4 homes
completed
96, 96, Alexandra Park Road, Hornsey, N10 2AE4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.0%
Ward turnout
60%
Election year
2026
MP
Catherine West (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Melanie GingellLabour
AJ EgemonyeLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£799,995)

£27,500

Standard buyer

£27,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Haringey with nearby boroughs:

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Key facts for N10 2AD

Full postcodeN10 2AD
Postcode districtN10
BoroughLondon Borough of Haringey
WardAlexandra Park
Latitude51.597812
Longitude-0.140411
Parliamentary constituencyHornsey and Friern Barnet
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey