White Hart Lane · Haringey · Southgate and Wood Green constituency · 51.60167, -0.09475

N22 5EL— White Hart Lane, Haringey

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

 

Schools 100%Safety 74/100Transport 23/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

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

Liveability
53
Safety
74
Schools
90
Transport
23
Environment
67
Investment
39

The bottom line

N22 5EL 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.

Check your dealbreakers

Toggle the things that matter to you — see how N22 5EL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N22 5EL meets your needs.

Location

N22 5EL

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 5EL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N22 5EL with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe
Share:WhatsAppShare on X

How N22 5EL 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 · 4 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 8 min walk

3 primaries · 1 secondaries · 1 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

100

Road safety score

0

Accidents (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 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£7,391/m²
Price per ft²£687/ft²
Avg floor area97.5 m²

EPC breakdown

C
7%
D
24%
E
4%

Based on 35 properties · Confidence: high

Street mix

Terraced 94%Flat 6%

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£243,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1997–2025 · CAGR

+7.7%

Total change

+695%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.8%

per year

Acceleration

-40.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £175k–£200k · 51 sales

Property Type Mix

Total: 51 sales

Terraced94.1%
Flat/maisonette5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£66k£157k+138.6%2.2
Post-dot-com plateau2001–2004£150k£226k+50.3%2.8
Pre-crash peak2005–2007£221k£275k+24.3%2
GFC & correction2008–2011£220k£264k+20%1.8
Help-to-Buy recovery2014–2016£386k£500k+29.4%2.3
Brexit uncertainty2017–2019£625k£640k+2.4%1.3
Pandemic surge2020–2020£604k£604k+0%2
Rate-rise correction2022–2022£603k£603k+0%2
Current market2024–2025£699k£525k-24.8%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Terraced+1.1% α
Local
7.7%
District
6.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing5
Trend Position100

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
16.7 min walk
Palmers Green

Nearby stations

Wood Green Underground StationPiccadilly
14 min walk
Turnpike Lane Underground StationPiccadilly
17 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
21 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
24 min walk
Bounds Green Underground StationPiccadilly
27 min walk
No bus stops within 400m

34

Walkability score

210

Footpaths (500m)

0

Santander docks (800m)

4.5 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)

2

EV chargers (800m)

Total spaces (800m)15
Nearest car park406m
Santander docks (800m)0
Nearest cycle dock4.5 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 waterLOW
Low
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: 7.8 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 61%
More green space than 91% 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

6 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.0 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

287

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The New Moon (497 m)

Nearest supermarketDayi · 677 m
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)

683m

Post office

Nearby shops

Crossway Mini Market244 m
Villa Brazil Meat Market513 m
Altindis Supermarket531 m
Ceylan Supermarket588 m

Nearby cafes

Tower Cafe454 m
Golden Cafe614 m
Bolland and Crust819 m
Westbury Cafe931 m

Nearby restaurants

Burger Endz238 m
Real King Kebab406 m
Northern Star408 m
Choko Restaurany439 m

Nearby pubs

The New Moon497 m
The Westbury939 m

Nearby gyms

Perth Road Playing Fields342 m
Chapman's Green Tennis Courts344 m
White Hart Lane Boxing Academy534 m
Kids swimming pool1.0 km

Nearby pharmacies

Beautychem Pharmacy670 m

Nearby health

Westbury Medical Centre417 m
Food hygiene (5-star)65% of 46

Business

Local businesses registered here

Active businesses
20
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

C & G AGENCIES LTD
CAREPROVIDERALIN LIMITED
CBSJ LTD
CLAUDIOM LTD
E. LEVY & CO (ELCO) LIMITED

+15 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 score14/100
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

27.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,783m
Crossrail 2 route2,683m

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)
8
Largest scheme
144 homes · 500, 500, White Hart Lane, N17 7NA
Pipeline pressure
LOW

Named schemes (500m)

THE FAMILY TREE PH, 472-480, THE FAMILY TREE PH, 472-480, LORDSHIP LANE, THE ROUNDWAY, N22 5DE80 homes
completed
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
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

Live in N22 5EL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N22 5EL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

Similar postcodes

Frequently asked questions

📍 Track N22 5EL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N22 5EL

Full postcodeN22 5EL
Postcode districtN22
BoroughLondon Borough of Haringey
WardWhite Hart Lane
Latitude51.601666
Longitude-0.094753
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