Woodside · Haringey · Southgate and Wood Green constituency · 51.60143, -0.10205

N22 5BU— Woodside, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 37/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
57
Safety
70
Schools
90
Transport
37
Environment
72
Investment
46

The bottom line

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

The catches: 47 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N22 5BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.8% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for N22 5BU

🛡️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

“High-connectivity investment target”

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How N22 5BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lift Noel Park

Not yet inspected · 9 min walk

KS2: 110.3

★★

Secondary

Mulberry Academy Woodside

Good · Inspected Feb 2022 · 3 min walk

P8: +0.18A8: 46.5

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 · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.8 incidents per 1,000 residents

Higher crime than 74% of London
↑ Rising 210.2%

+21% vs borough

Crime by type

Violence & sexual offences32%
Other20%
Anti-social behaviour15%
Vehicle crime13%
Drug offences8%
Theft8%
Robbery3%
Burglary3%

Stop & search

4.3

per 1,000 residents

→ Stable

trend

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 · 2.4km

Crime is +52% 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£6,795/m²
Price per ft²£631/ft²
Avg floor area90.5 m²

EPC breakdown

C
2%
D
8%
E
1%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 100%

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£226,250
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.3%

Total change

+663%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.7%

per year

Acceleration

+27.14

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £500k–£600k · 17 sales

Property Type Mix

Total: 17 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£80k£140k+75%1
Pre-crash peak2005–2006£235k£225k-4.3%1.5
GFC & correction2009–2012£250k£328k+31%1.5
Help-to-Buy recovery2013–2013£342k£342k+0%2
Pandemic surge2020–2021£545k£580k+6.4%1
Rate-rise correction2023–2023£805k£805k+0%1
Current market2024–2025£600k£610k+1.7%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.9%
District
4.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

43out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Wood Green StationPiccadilly line
8.4 min walk
Hornsey→ Euston· 2 tph
121 min

Nearby stations

Wood Green Underground StationPiccadilly
9 min walk
Turnpike Lane Underground StationPiccadilly
16 min walk
Bounds Green Underground StationPiccadilly
21 min walk
HornseyNational Rail
23 min walk
White Hart Lane Rail StationWeaver · Greater Anglia
27 min walk
No bus stops within 400m

38

Walkability score

407

Footpaths (500m)

0

Santander docks (800m)

4.4 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)19
Nearest car park270m
Santander docks (800m)0
Nearest cycle dock4.4 km

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: 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: 7.8 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.0 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

STUART CRESCENT MEDICAL PRACTICE

8 STUART CRESCENT, N22 5NJ

7 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

364

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Rattle & Hum (666 m)

Nearest supermarketLidl · 904 m
9 tennis courts6 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)

950m

Post office

Nearby shops

Altindis Supermarket227 m
Ceylan Supermarket248 m
4 Mevsim Supermarket266 m
Tesco Express275 m

Nearby cafes

Golden Cafe260 m
Amos Coffee655 m
London674 m
Cafe Blossom677 m

Nearby restaurants

Nefiss Kebab226 m
Sweet Peppa230 m
Cozy Chicken231 m
Sultan Shaurma252 m

Nearby pubs

Rattle & Hum666 m
Spouter's Corner713 m
P.J. O'Connor's714 m
The Nag's Head747 m

Nearby gyms

Chapman's Green Tennis Courts215 m
White Hart Lane Boxing Academy310 m
Perth Road Playing Fields374 m
The Gym627 m

Nearby pharmacies

Crescent Pharmacy Express669 m
Numark Pharmacy Express687 m
Greenwoods761 m
Boots962 m

Nearby health

Colosseum Dental630 m
Park Vue693 m
Westbury Medical Centre710 m
Staunton Group Practice743 m
Food hygiene (5-star)64% of 33

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

PRIME WINDSCREENS LTD

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

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

17/100

Velocity score

Future outlook

32.3

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,751m
Crossrail 2 route2,987m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,047 nationally

1,852

Est. population

13,319/km²

61%

Employed

41%

Degree educated

£38,300

Median income

7.9%

Claimant rate

Inner cityHigh densityEstablished mixed

36

Community stability

Age profile

20%
28%
25%
16%
Under 1820%
18–3428%
35–4925%
50–6416%
65+12%

Tenure

23%
21%
42%
Own outright23%
Own (mortgage)21%
Private rent42%
Social rent12%
Shared ownership1%

Ethnicity

22%
38%
White British22%
White Other38%
Asian12%
Black10%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household53%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Private rent42%
Social rent12%

vs. London

Income vs London-8.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
4
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)
2

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
4
Largest scheme
114 homes · Minerva (LAND ADJ TO WOODHALL HOUSE), Minerva (LAND ADJ TO WOODHALL HOUSE), LORDSHIP LANE, Bracknell Close, N22
Pipeline pressure
LOW

Named schemes (500m)

Minerva (LAND ADJ TO WOODHALL HOUSE), Minerva (LAND ADJ TO WOODHALL HOUSE), LORDSHIP LANE, Bracknell Close, N22114 homes
completed
98, 98, White Hart Lane, N22 5SG27 homes
completed
r/o 606, r/o 606, Lordship Lane, N22 5JH8 homes
completed
606, 606, Lordship Lane, Wood Green, N22 5JH8 homes
completed
591, 591, Lordship Lane, Wood Green, N22 5LE7 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 5BU

Full postcodeN22 5BU
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.601433
Longitude-0.102055
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