The bottom line
N22 5BF offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.
The catches: 47 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Families.
Check your dealbreakers
Toggle the things that matter to you — see how N22 5BF scores on each.
Toggle a question above to see how N22 5BF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N22 5BF
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Postcode Personality
“High-connectivity investment target”
How N22 5BF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Lift Trinity
Not yet inspected · 2 min walk
KS2: 112.0
Secondary
St Thomas More Catholic School
Outstanding · Inspected May 2024 · 5 min walk
100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km
Childcare
Childcare
Rowland Hill Nursery School
Outstanding · 21 min walk
6 primaries · 3 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Medium crime
159.9 incidents per 1,000 residents
+96% vs borough
Crime by type
Stop & search
8.2
per 1,000 residents
→ Stable
trend
Road safety
100
Road safety score
0
Accidents (5yr)
8
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Hornsey Fire Station · 2.0km
Crime is +146% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, 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.
N22 district median
£510,000
Based on 259 sales from postcodes with sufficient data
Price history
EPC breakdown
Based on 19 properties · Confidence: medium
Street mix
LHA rates — Outer North London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2018–2025 · CAGR
+2.8%
Total change
+21%
Market Activity
Price Velocity & Acceleration
Current Velocity
+64.3%
per year
Acceleration
+69.70
change in velocity
Market State
Strong growth
Price Distribution
P25: £450k–£500k · P75: £350k–£400k · 22 sales
Property Type Mix
Total: 22 sales
By decade
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Brexit uncertainty | 2018–2019 | £475k | £601k | +26.6% | 9.5 |
| Pandemic surge | 2021–2021 | £370k | £370k | +0% | 1 |
| Current market | 2024–2025 | £350k | £575k | +64.3% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
58
Walkability score
354
Footpaths (500m)
0
Santander docks (800m)
4.3 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
13
Car parks (800m)
3
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
0%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Reservoirs SSSI — 4.6 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
STUART CRESCENT MEDICAL PRACTICE
8 STUART CRESCENT, N22 5NJ
2 min walk
76%
Recommend GP
76%
Overall GP experience
7
GPs within 1km
4
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
370
Parks (1km)
21
Restaurants (800m)
13
Cafes (800m)
2
Pubs (400m)
3
Pharmacies (800m)
2
Gyms (1km)
10
Sports (1km)
4
Convenience
Nightlife (500m)
0
Nightclubs
2
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
744m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
48
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
50
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 5,014 nationally
2,076
Est. population
18,004/km²
66%
Employed
40%
Degree educated
£45,000
Median income
9.2%
Claimant rate
24
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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