White Hart Lane · Haringey · Southgate and Wood Green constituency · 51.60033, -0.09680

N22 5DX— White Hart Lane, Haringey

Location and area intelligence for N22 5DX, White Hart Lane, Haringey

 

Schools 100%Safety 74/100Transport 26/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
56
Safety
74
Schools
90
Transport
26
Environment
64
Investment
39

The bottom line

N22 5DX 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 5DX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.8% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for N22 5DX

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe
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How N22 5DX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Lordship Lane Primary School

Good · Inspected Apr 2023 · 3 min walk

KS2: 101.4

★★

Secondary

Mulberry Academy Woodside

Good · Inspected Feb 2022 · 6 min walk

P8: +0.18A8: 46.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.3 incidents per 1,000 residents

Better than 50% of London
↑ Rising 1257.1%

-20% vs borough

Crime by type

Violence & sexual offences32%
Other21%
Anti-social behaviour19%
Vehicle crime12%
Drug offences5%
Theft5%
Robbery4%
Burglary2%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.9km

Crime is +1% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£12,991/m²
Price per ft²£1,207/ft²
Avg floor area59.4 m²

EPC breakdown

C
21%
D
28%
E
14%
F
2%

Based on 65 properties · Confidence: high

Street mix

Semi 5%Terraced 44%Flat 49%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£148,500
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 DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.4%

Total change

+1034%

Market Activity

Price Velocity & Acceleration

Current Velocity

+289.7%

per year

Acceleration

+366.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached5.3%
Terraced44.7%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£67k£125k+86.6%2.3
Post-dot-com plateau2001–2004£74k£174k+134.3%1.7
Pre-crash peak2005–2007£345k£307k-10.9%1.7
GFC & correction2008–2011£252k£230k-8.5%1.5
Help-to-Buy recovery2013–2015£226k£209k-7.5%2.3
Brexit uncertainty2017–2019£373k£250k-33%1.7
Rate-rise correction2022–2023£520k£854k+64.2%2
Current market2024–2025£195k£760k+289.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.7% alpha

Flat/maisonette+2.7% α
Local
9.1%
District
6.4%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Turnpike Lane StationPiccadilly line
14.4 min walk
Hornsey

Nearby stations

Wood Green Underground StationPiccadilly
12 min walk
Turnpike Lane Underground StationPiccadilly
15 min walk
HornseyNational Rail
23 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
23 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
25 min walk
No bus stops within 400m

32

Walkability score

211

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge56 min ↑
Victoria ★47 min
Waterloo54 min ↑
Canary Wharf61 min ↑
City53 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)15
Nearest car park438m
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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.6 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): None recorded

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

WESTBURY MEDICAL CENTRE

THE SURGERY, 205 WESTBURY AVENUE, WOOD GREEN, N22 6RX

5 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

291

Parks (1km)

13

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The New Moon (478 m)

Nearest supermarket1.1 km
6 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)

880m

Post office

Nearby shops

Altindis Supermarket342 m
Crossway Mini Market360 m
Ceylan Supermarket398 m
4 Mevsim Supermarket434 m

Nearby cafes

Golden Cafe425 m
Tower Cafe447 m
Bolland and Crust734 m
Westbury Cafe762 m

Nearby restaurants

Nefiss Kebab338 m
Sweet Peppa353 m
Cozy Chicken359 m
Burger Endz361 m

Nearby pubs

The New Moon478 m
The Westbury764 m

Nearby gyms

Chapman's Green Tennis Courts177 m
Perth Road Playing Fields401 m
White Hart Lane Boxing Academy531 m

Nearby health

Westbury Medical Centre350 m
Food hygiene (5-star)60% of 63

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

BARUMINI LTD
C&O SUPPLY LTD
ELDON PROPERTY MANAGEMENT LTD
F&F CARE STAFFING SOLUTIONS LTD
GV VIOREL TRANS LOGISTIC LTD

+4 more

Investment

Investment grade, yield and market outlook

39

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
3.8% (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 months1

Rental market

Medium

Demand

Medium

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

26.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,631m
Crossrail 2 route2,653m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,379 nationally

1,454

Est. population

8,702/km²

58%

Employed

34%

Degree educated

£38,300

Median income

6.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

18%
27%
25%
17%
13%
Under 1818%
18–3427%
35–4925%
50–6417%
65+13%

Tenure

25%
19%
35%
19%
Own outright25%
Own (mortgage)19%
Private rent35%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

22%
35%
14%
14%
White British22%
White Other35%
Asian14%
Black14%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine24%
No car household42%
Unemployed7%
No qualifications30%

Housing tenure (Census 2021)

Private rent35%
Social rent20%

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)
7
Development activity
medium
Residential apps (800m)
5
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)
9
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)

PERTH ROAD PLAYING FIELDS, 151, PERTH ROAD PLAYING FIELDS, 151, PERTH ROAD, N2234 homes
completed
Elco House, 22-24, Elco House, 22-24, Homecroft Road, N22 5EL8 homes
completed
591, 591, Lordship Lane, Wood Green, N22 5LE7 homes
completed
44, 44, Eldon Road, Wood Green, N22 5DX6 homes
completed
498 Lordship Lane, Wood Green, London, N22 5DE, Lordship Lane, N22 5DE5 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
14.3%
Ward turnout
34%
Election year
2026
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Mike HodgesGreen
Marie Dippel KristensenGreen
Beverley BerrickLabour

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Key facts for N22 5DX

Full postcodeN22 5DX
Postcode districtN22
BoroughLondon Borough of Haringey
WardWhite Hart Lane
Latitude51.600332
Longitude-0.096801
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