White Hart Lane · Haringey · Southgate and Wood Green constituency · 51.60005, -0.09491

N22 5EX— White Hart Lane, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 31/100Yield 3.76%

Best for: Families

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

Liveability
55
Safety
68
Schools
90
Transport
31
Environment
72
Investment
54

The bottom line

N22 5EX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N22 5EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.8% vs London avg
vs London crime+67.0% vs London avg

Deep-dive guides for N22 5EX

🛡️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 5EX 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 · 2 min walk

KS2: 101.4

★★

Secondary

Mulberry Academy Woodside

Good · Inspected Feb 2022 · 7 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 · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 438.9%

+33% vs borough

Crime by type

Violence & sexual offences28%
Other26%
Anti-social behaviour23%
Vehicle crime8%
Drug offences6%
Theft5%
Robbery2%
Burglary2%

Stop & search

2.2

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 · 1.8km

Crime is +67% above London average

Property

Prices, sales volume and market trends

Avg floor area44.3 m²

EPC breakdown

C
5%
E
1%

Based on 6 properties · Confidence: low

Street mix

Flat 86%Other 14%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£110,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (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

2004–2007 · CAGR

+1%

Total change

+3%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.2%

per year

Acceleration

+0.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £150k–£175k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£160k£160k+0%1
Pre-crash peak2007–2007£165k£165k+0%5

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

35

Walkability score

193

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria ★45 min
Waterloo52 min ↑
Canary Wharf58 min ↑
City51 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)

Nearest car park531m
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: 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: 7.6 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.5 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

4 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.1 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)

12

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The New Moon (358 m)

Nearest supermarket1.1 km
4 tennis courts5 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)

791m

Post office

Nearby shops

Villa Brazil Meat Market386 m
Crossway Mini Market406 m
Altindis Supermarket464 m
Ceylan Supermarket518 m

Nearby cafes

Tower Cafe322 m
Golden Cafe544 m
Bolland and Crust651 m
Westbury Cafe754 m

Nearby restaurants

Real King Kebab250 m
Northern Star253 m
Choko Restaurany276 m
Mien Tay278 m

Nearby pubs

The New Moon358 m
The Westbury764 m

Nearby gyms

Chapman's Green Tennis Courts311 m
Perth Road Playing Fields480 m
White Hart Lane Boxing Academy639 m
Kids swimming pool876 m

Nearby pharmacies

Beautychem Pharmacy789 m

Nearby health

Westbury Medical Centre250 m
Food hygiene (5-star)64% of 55

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BEAST RETREATS LTD
EDI TRANSPORT LTD
NORTSTOW LTD

Investment

Investment grade, yield and market outlook

54

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

13

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,603m
Crossrail 2 route2,547m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,924 nationally

1,785

Est. population

13,594/km²

57%

Employed

33%

Degree educated

£38,300

Median income

9.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

24%
24%
25%
17%
Under 1824%
18–3424%
35–4925%
50–6417%
65+11%

Tenure

18%
16%
37%
27%
Own outright18%
Own (mortgage)16%
Private rent37%
Social rent27%
Shared ownership2%
Rent free1%

Ethnicity

18%
28%
13%
19%
14%
White British18%
White Other28%
Asian13%
Black19%
Mixed7%
Other14%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine23%
No car household51%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Private rent37%
Social rent27%

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)
8
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)
6
Largest scheme
80 homes · THE FAMILY TREE PH, 472-480, THE FAMILY TREE PH, 472-480, LORDSHIP LANE, THE ROUNDWAY, N22 5DE
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
Elco House, 22-24, Elco House, 22-24, Homecroft Road, N22 5EL8 homes
completed
44, 44, Eldon Road, Wood Green, N22 5DX6 homes
completed
233, 233, Sirdar Road, London, N22 6QU6 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 5EX

Full postcodeN22 5EX
Postcode districtN22
BoroughLondon Borough of Haringey
WardWhite Hart Lane
Latitude51.600050
Longitude-0.094907
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