Woodside · Haringey · Southgate and Wood Green constituency · 51.60810, -0.10789

N22 5AX— Woodside, Haringey

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

The family fortress

 

Schools 100%Safety 80/100Transport 31/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
59
Safety
80
Schools
95
Transport
31
Environment
71
Investment
50

The bottom line

N22 5AX 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 5AX

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 5AX

🛡️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 5AX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Tottenhall Infant School

Good · Inspected Nov 2021 · 4 min walk

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 5 min walk

P8: +0.47A8: 50.5

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 17 min walk

4 primaries · 3 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)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.8km

Crime is +3% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£8,521/m²
Price per ft²£792/ft²
Avg floor area72.3 m²

EPC breakdown

C
19%
D
31%
E
6%

Based on 56 properties · Confidence: high

Street mix

Semi 3%Terraced 44%Flat 53%Other 1%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£180,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.2%

Total change

+757%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.2%

per year

Acceleration

-31.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £150k–£175k · 100 sales

Property Type Mix

Total: 100 sales

Semi-detached3%
Terraced44%
Flat/maisonette53%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£82k£103k+25%5.8
Post-dot-com plateau2001–2004£158k£170k+7.6%4.2
Pre-crash peak2005–2007£219k£280k+28%3.7
GFC & correction2008–2012£248k£340k+37.3%1.6
Help-to-Buy recovery2013–2016£250k£450k+79.8%2.5
Brexit uncertainty2017–2019£349k£453k+29.7%1.7
Pandemic surge2020–2021£350k£505k+44.3%2.5
Rate-rise correction2022–2023£550k£435k-20.9%2
Current market2024–2026£385k£703k+82.6%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Weakest performer

Terraced

-0.7% alpha

Flat/maisonette+1.1% α
Local
8.8%
District
7.7%
Terraced-0.7% α
Local
6.8%
District
7.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

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
14.2 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Bounds Green Underground StationPiccadilly
14 min walk
Palmers GreenNational Rail
14 min walk
Wood Green Underground StationPiccadilly
15 min walk
Arnos Grove Underground StationPiccadilly
25 min walk
Turnpike Lane Underground StationPiccadilly
25 min walk
No bus stops within 400m

49

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

4.8 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 park262m
Santander docks (800m)0
Nearest cycle dock4.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed430 Mbps
Median download418 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 waterMEDIUM
Medium
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: 8.5 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 61%
More green space than 95% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.7 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

4

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

339

Parks (1km)

13

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

10

Convenience

Nearest supermarketSirwan Food Centre · 189 m
7 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

164m

Post office

Nearby shops

Demos Continental155 m
Polonezz - Polski Sklep156 m
MIDAMI - International Supermarket159 m
Lefteris Bakery192 m

Nearby cafes

Tirana Pool Club & Coffee Bar155 m
Borneo Cafe & Bakery199 m
Purple Café & Restaurant542 m
Orange Cafe619 m

Nearby restaurants

Alba Vita155 m
Meşale Restaurant Meze Bar and Grill155 m
two feathers156 m
Ooh Yes Fish Bar157 m

Nearby pubs

The Occasional Half295 m
The Truth319 m
The Prince957 m
Piano Bar 21.0 km

Nearby gyms

Myddleton Road Outdoor Gym580 m
White Hart Lane Boxing Academy630 m
Perth Road Playing Fields819 m
Park View Health Clubs1.1 km

Nearby pharmacies

Vantage Pharmacy370 m
Crescent Pharmacy Express1.1 km
Boots1.1 km
Numark Pharmacy Express1.1 km

Nearby health

Colosseum Dental1.0 km
Staunton Group Practice1.1 km
Park Vue1.2 km
Food hygiene (5-star)38% of 86

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

BUILD BEAR LTD
MDM FOOD LTD
ONY HANEN SERVICES LTD
SHIELD HOUSE SOLUTIONS LTD
SOLID SUPPORT SCAFFOLDING SOLUTIONS LTD

+1 more

Investment

Investment grade, yield and market outlook

50

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

33.1

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,504m
Crossrail 2 route3,809m

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)
9
Local approval rate
80%
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
5
Under construction
0
Completed (3yr)
88
Largest scheme
60 homes · ALLOTMENT LAND AT REAR &, 1/3, ALLOTMENT LAND AT REAR &, 1/3, MELVILLE GARDENS, N13 6ES
Pipeline pressure
LOW

Named schemes (500m)

The Space Works (Former Garwood Garages), 419, The Space Works (Former Garwood Garages), 419, HIGH ROAD, WOOD GREEN, N22 8JD40 homes
completed
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

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 5AX

Full postcodeN22 5AX
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.608101
Longitude-0.107886
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