Woodside · Haringey · Southgate and Wood Green constituency · 51.60680, -0.10713

N22 5AG— Woodside, Haringey

Location and area intelligence for N22 5AG, Woodside, Haringey

The family fortress

 

Schools 100%Safety 80/100Transport 32/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
61
Safety
80
Schools
100
Transport
32
Environment
74
Investment
46

The bottom line

N22 5AG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N22 5AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.1% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for N22 5AG

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N22 5AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Earlham Primary School

Not yet inspected · 5 min walk

KS2: 109.7

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 4 min walk

P8: +0.47A8: 50.5

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.7 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-19% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour20%
Vehicle crime20%
Other17%
Drug offences9%
Burglary6%
Theft2%
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 · 2.7km

Crime is +3% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N22 district median

£510,000

Based on 259 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,952/m²
Price per ft²£553/ft²
Avg floor area66.3 m²

EPC breakdown

B
1%
C
35%
D
55%
E
15%
F
1%

Based on 107 properties · Confidence: high

Street mix

Semi 2%Terraced 30%Flat 66%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

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£165,750
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.8%

Total change

+467%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.4%

per year

Acceleration

+40.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 88 sales

Property Type Mix

Total: 88 sales

Semi-detached2.3%
Terraced30.7%
Flat/maisonette67%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£119k+57.6%4.5
Post-dot-com plateau2001–2004£128k£230k+80.4%4.2
Pre-crash peak2005–2007£251k£230k-8.4%3.7
GFC & correction2008–2012£224k£235k+5%2
Help-to-Buy recovery2013–2016£352k£374k+6.3%2.8
Brexit uncertainty2017–2017£523k£523k+0%2
Pandemic surge2020–2021£420k£404k-3.8%3.5
Rate-rise correction2022–2023£445k£435k-2.2%2
Current market2025–2026£353k£428k+21.4%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Weakest performer

Flat/maisonette

-0.4% alpha

Terraced+0.6% α
Local
10.2%
District
9.6%
Flat/maisonette-0.4% α
Local
6.3%
District
6.7%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Wood Green StationPiccadilly line
12.6 min walk
Palmers Green→ Euston· 2 tph
121 min

Nearby stations

Wood Green Underground StationPiccadilly
13 min walk
Bounds Green Underground StationPiccadilly
15 min walk
Palmers GreenNational Rail
16 min walk
Turnpike Lane Underground StationPiccadilly
23 min walk
Arnos Grove Underground StationPiccadilly
26 min walk
No bus stops within 400m

44

Walkability score

60

Footpaths (500m)

0

Santander docks (800m)

4.7 km

Nearest cycle dock

Central London commute times

London Bridge58 min ↑
Victoria ★47 min
Waterloo55 min ↑
Canary Wharf62 min ↑
City54 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)25
Nearest car park293m
Santander docks (800m)0
Nearest cycle dock4.7 km

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download456 Mbps
Superfast coverage96%
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: 8.3 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 70%
More green space than 98% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.6 km

Energy

Solar: 850 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield849.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ARCADIAN GARDENS SURGERY

1 ARCADIAN GARDENS, WOOD GREEN, N22 5AB

3 min walk

67%

Recommend GP

67%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

373

Parks (1km)

15

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Occasional Half (446 m)

Nearest supermarketSirwan Food Centre · 301 m
7 tennis courts5 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)

267m

Post office

Nearby shops

MIDAMI - International Supermarket267 m
Demos Continental275 m
Polonezz - Polski Sklep283 m
Tesco Wood Green Express290 m

Nearby cafes

Tirana Pool Club & Coffee Bar272 m
Borneo Cafe & Bakery336 m
Purple Café & Restaurant462 m
New Salamis FC656 m

Nearby restaurants

two feathers267 m
Meşale Restaurant Meze Bar and Grill269 m
Alba Vita280 m
Ooh Yes Fish Bar286 m

Nearby pubs

The Occasional Half446 m
The Truth472 m
The Prince882 m
Rattle & Hum944 m

Nearby gyms

White Hart Lane Boxing Academy497 m
Myddleton Road Outdoor Gym606 m
Perth Road Playing Fields698 m
Chapman's Green Tennis Courts886 m

Nearby pharmacies

Vantage Pharmacy523 m
Crescent Pharmacy Express929 m
Numark Pharmacy Express1.0 km
Greenwoods1.2 km

Nearby health

Colosseum Dental887 m
Staunton Group Practice933 m
Park Vue1.0 km
Food hygiene (5-star)40% of 85

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

ABRACARDABRA LIMITED
DRUMMONDSENTERPRISE LTD
EMILA ADVERTISING & DIGITAL AGENCY LTD
ERNEST GRIFFITHS LTD
GEORGIAN FOOD LTD

+8 more

Investment

Investment grade, yield and market outlook

46

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.5

Price growth score

C
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,357m
Crossrail 2 route3,666m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,516 nationally

1,980

Est. population

26,921/km²

65%

Employed

45%

Degree educated

£45,000

Median income

7.3%

Claimant rate

Inner cityVery high densityEstablished mixed

31

Community stability

Age profile

23%
25%
28%
16%
Under 1823%
18–3425%
35–4928%
50–6416%
65+8%

Tenure

21%
20%
52%
Own outright21%
Own (mortgage)20%
Private rent52%
Social rent6%
Shared ownership1%

Ethnicity

28%
41%
White British28%
White Other41%
Asian9%
Black7%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household51%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Private rent52%
Social rent6%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
6
Local approval rate
90%
Borough approval rate
82%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
5
Under construction
0
Completed (3yr)
34
Largest scheme
40 homes · The Space Works (Former Garwood Garages), 419, The Space Works (Former Garwood Garages), 419, HIGH ROAD, WOOD GREEN, N22 8JD
Pipeline pressure
LOW

Named schemes (500m)

ADULT EDUCATION CENTRE, ADULT EDUCATION CENTRE, WHITE HART LANE, N2228 homes
completed
GLENDALE DEPOT, GLENDALE DEPOT, GLENDALE AVENUE, N2213 homes
completed
26, Woodside Road, London, N22 5HT, 269 homes
completed
2, 2, Glendale Avenue, N22 5AH8 homes
completed
28, 28, Acadian Gardens, N22 5AD8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.8%
Ward turnout
36%
Election year
2026
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Lucia Das NevesLabour
Tammy HymasGreen
Hasret BozdoganLabour

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Key facts for N22 5AG

Full postcodeN22 5AG
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.606803
Longitude-0.107131
Parliamentary constituencySouthgate and Wood Green
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