Alexandra Park · Haringey · Hornsey and Friern Barnet constituency · 51.59491, -0.13742

N10 2LD— Alexandra Park, Haringey

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

The family fortress

 

Top 5% LondonSchools 100%Safety 85/100Transport 23/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
75
Safety
85
Schools
95
Transport
23
Environment
100
Investment
32

The bottom line

N10 2LD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband 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 2LD

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+16.7% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for N10 2LD

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

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“The family fortress”

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How N10 2LD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Muswell Hill Primary School

Good · Inspected Dec 2021 · 5 min walk

KS2: 107.7

★★★

Secondary

Alexandra Park School

Outstanding · Inspected Feb 2023 · 10 min walk

P8: +0.81A8: 61.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.8 incidents per 1,000 residents

Better than 72% of London
→ Stable

-53% vs borough

Crime by type

Vehicle crime33%
Anti-social behaviour21%
Other17%
Violence & sexual offences10%
Burglary9%
Theft5%
Drug offences3%
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 · 1.2km

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N10 district median

£615,085

Based on 141 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£12,231/m²
Price per ft²£1,136/ft²
Avg floor area155.1 m²

EPC breakdown

C
6%
D
15%
E
11%
F
3%

Based on 35 properties · Confidence: high

Street mix

Semi 6%Terraced 37%Flat 57%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£387,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+10.9%

Total change

+2152%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.8%

per year

Acceleration

-890.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 68 sales

Property Type Mix

Total: 68 sales

Semi-detached5.9%
Terraced36.8%
Flat/maisonette57.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£250k+219.5%4
Post-dot-com plateau2001–2004£274k£390k+42.4%3.2
Pre-crash peak2005–2007£238k£742k+211.8%1
GFC & correction2008–2012£489k£333k-32%1.8
Help-to-Buy recovery2013–2016£667k£1.70m+155%2.3
Brexit uncertainty2017–2019£1.80m£1.71m-4.9%1.3
Pandemic surge2021–2021£515k£515k+0%3
Rate-rise correction2022–2023£2.70m£288k-89.4%1
Current market2024–2025£2.75m£1.76m-35.8%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.8% alpha

Weakest performer

Flat/maisonette

+0.5% alpha

Terraced+2.8% α
Local
12.1%
District
9.3%
Flat/maisonette+0.5% α
Local
7.6%
District
7.1%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing26
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
19.2 min walk
Alexandra Palace→ Kings Cross· 11 tph
12 min

Nearby stations

Alexandra PalaceNational Rail
15 min walk
Bounds Green Underground StationPiccadilly
20 min walk
Wood Green Underground StationPiccadilly
24 min walk
Highgate Underground StationNorthern
25 min walk
East Finchley Underground StationNorthern
26 min walk
No bus stops within 400m

39

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

3.6 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

16

Car parks (800m)

8

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)332
Nearest car park302m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Grove Car Park84 spaces· donation
302m
🅿️
Alexandra Palace Garden Centre· no
509m
🅿️
Pavilion Car Park· donation
553m
🅿️
East Car Park· donation
577m
🅿️
Dive Car Park· donation
638m
🅿️
Summerland Gardens Car Park90 spaces· yes
663m
🅿️
Fairground154 spaces
679m

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: 7.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.6 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

6 min walk

83%

Recommend GP

83%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBowes Road Clinic · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

19

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

20

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Phoenix (419 m)

Nearest supermarketGreens on the Hill · 482 m
10 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.7km

Post office

Nearby shops

Pierre Alix559 m
The Hampstead Butcher703 m
Dunns785 m
Muswell Hill International Food Centre797 m

Nearby cafes

The Grove Café315 m
Owens388 m
Little Dinosaurs407 m
Broadway cafe & sandwich bar446 m

Nearby restaurants

Enoteca Vinum392 m
Korto394 m
Joe's Fish & Chips402 m
Toy & Co410 m

Nearby pubs

The Phoenix419 m
The Maid of Muswell446 m
Belmeis461 m
The Mossy Well559 m

Nearby gyms

The Laboratory Spa & Health Club321 m
Results391 m
Fitshape406 m
The Good Rooms506 m

Nearby health

The Muswell Hill Practice487 m
No 18 - Dental Surgery793 m
Food hygiene (5-star)77% of 60

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

11 CHURCH CRESCENT (FREEHOLD) LIMITED
80 ABERDEEN ROAD LTD
AIR INNOVATION CONSULTANTS LIMITED
AIR INNOVATION LIMITED
DECKFORGE LTD

+7 more

Investment

Investment grade, yield and market outlook

32

Investment score

Weak

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 score25/100
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

54.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,324m
Crossrail 2 route4,736m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,550 nationally

1,495

Est. population

11,695/km²

62%

Employed

69%

Degree educated

£49,000

Median income

2.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

23%
21%
24%
19%
Under 1823%
18–3413%
35–4921%
50–6424%
65+19%

Tenure

38%
37%
17%
Own outright39%
Own (mortgage)37%
Private rent17%
Social rent8%

Ethnicity

59%
22%
White British59%
White Other22%
Asian6%
Black3%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine5%
No car household25%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent17%
Social rent8%

vs. London

Income vs London+16.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
7
Commercial apps (800m)
0
Major developments (800m)
0
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
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
20, 20, Dukes Avenue, N105 homes
completed
1, 1, Parham Way, London, N10 2AT4 homes
completed
86, 86, Alexandra Park Road, N10 2AD4 homes
completed
20, Donovan Avenue, London, N10 2JX, 204 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 2LD

Full postcodeN10 2LD
Postcode districtN10
BoroughLondon Borough of Haringey
WardAlexandra Park
Latitude51.594914
Longitude-0.137425
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