Alexandra Park · Haringey · Hornsey and Friern Barnet constituency · 51.59900, -0.13924

N10 2DF— Alexandra Park, Haringey

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

The family fortress

 

Schools 80%Safety 85/100Transport 21/100Low yield 3.12%

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
85
Schools
100
Transport
21
Environment
75
Investment
40

The bottom line

N10 2DF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 52 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N10 2DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N10 2DF

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N10 2DF 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 · 4 min walk

KS2: 110.4

★★★

Secondary

Alexandra Park School

Outstanding · Inspected Feb 2023 · 5 min walk

P8: +0.81A8: 61.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 39 min walk

6 primaries · 1 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)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.6km

Crime is 44% below London average

Property

Prices, sales volume and market trends

Avg floor area153.7 m²

EPC breakdown

C
1%
D
2%

Based on 3 properties · Confidence: low

Street mix

Semi 8%Detached 92%

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£384,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofRoof room(s), insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,913
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.5%

Total change

+653%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.3%

per year

Acceleration

-10.42

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 12 sales

Property Type Mix

Total: 12 sales

Detached91.7%
Semi-detached8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£172k£300k+74.4%2
Post-dot-com plateau2002–2003£450k£535k+18.9%1
Pre-crash peak2006–2006£683k£683k+0%1
GFC & correction2010–2011£830k£835k+0.6%1
Help-to-Buy recovery2014–2016£990k£1.19m+19.7%1
Rate-rise correction2023–2023£1.29m£1.29m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
16.1 min walk
New Southgate→ Moorgate· 4 tph
26 min

Nearby stations

Bounds Green Underground StationPiccadilly
17 min walk
New SouthgateNational Rail
21 min walk
Arnos Grove Underground StationPiccadilly
25 min walk
Wood Green Underground StationPiccadilly
26 min walk
East Finchley Underground StationNorthern
28 min walk
No bus stops within 400m

28

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge58 min ↑
Victoria ★52 min
Waterloo60 min ↑
Canary Wharf65 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)

1

EV chargers (800m)

Total spaces (800m)127
Nearest car park155m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
Pavilion Car Park· donation
753m
🅿️
Grove Car Park84 spaces· donation
762m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.9 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

2 min walk

83%

Recommend GP

83%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

23

Sports (1km)

0

Convenience

Nearest supermarketGreens on the Hill · 858 m
17 tennis courts2 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)

1.4km

Post office

Nearby shops

Muswell Hill International Food Centre535 m
Colney Supermarket580 m
Rishin's Food & Wine Store604 m
Pierre Alix928 m

Nearby cafes

Owens83 m
Holybella552 m
Cafe Gospoda558 m
Albert Road Pavilion563 m

Nearby restaurants

Enoteca Vinum84 m
Ohisama Sushi120 m
Toy & Co125 m
Joe's Fish & Chips139 m

Nearby pubs

The Maid of Muswell90 m
Furlong589 m
Belmeis733 m
The Phoenix809 m

Nearby gyms

Results83 m
Fitshape104 m
Bowling Green591 m
The Laboratory Spa & Health Club703 m

Nearby pharmacies

Abbot Pharmacy607 m

Nearby health

The Muswell Hill Practice885 m
Food hygiene (5-star)68% of 25

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ELITE SPORTS AGENCY LTD
KENDALMERE ESTATE MANAGEMENT LIMITED

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

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

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

38.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,795m
Crossrail 2 route5,009m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
2
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)
1
Largest scheme
14 homes · Alexandra Park United Reformed Church 135, Alexandra Park United Reformed Church 135, Alexandra Park Road, N22 7UL
Pipeline pressure
LOW

Named schemes (500m)

Alexandra Park United Reformed Church 135, Alexandra Park United Reformed Church 135, Alexandra Park Road, N22 7UL14 homes
completed
62, 62, Coniston Road, N10 2BN4 homes
completed
96, 96, Alexandra Park Road, Hornsey, N10 2AE4 homes
completed
86, 86, Alexandra Park Road, N10 2AD4 homes
completed
Land Rear of, Land Rear of, Yewtree Close, N22 7UY4 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

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Key facts for N10 2DF

Full postcodeN10 2DF
Postcode districtN10
BoroughLondon Borough of Haringey
WardAlexandra Park
Latitude51.598998
Longitude-0.139236
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
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