Woodside · Haringey · Southgate and Wood Green constituency · 51.59738, -0.10917

N22 5JP— Woodside, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 54/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
59
Schools
100
Transport
54
Environment
75
Investment
62

The bottom line

N22 5JP offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N22 5JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+7.1% vs London avg
vs London crime+146.0% vs London avg

Deep-dive guides for N22 5JP

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

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“High-connectivity investment target”

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How N22 5JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Michael's CofE Primary School

Not yet inspected · Inspected Jun 2025 · 5 min walk

KS2: 104.6

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 10 min walk

P8: +0.47A8: 50.5

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 24 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

159.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 273.0%

+96% vs borough

Crime by type

Other28%
Violence & sexual offences22%
Anti-social behaviour13%
Theft11%
Vehicle crime9%
Drug offences8%
Robbery7%
Burglary2%

Stop & search

8.2

per 1,000 residents

→ Stable

trend

Road safety

48

Road safety score

18

Accidents (5yr)

6

KSI (5yr)

12

Serious within 200m

HIGH pedestrian risk10 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.7km

Crime is +146% above London average

Property

Prices, sales volume and market trends

Avg floor area56.3 m²

EPC breakdown

C
5%
D
9%
E
2%

Based on 16 properties · Confidence: medium

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£140,750
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, 150 mm loft insulation
Heating fuelelectricity (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

2004–2005 · CAGR

+9.3%

Total change

+9%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.3%

per year

Acceleration

+0.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£140k£140k+0%1
Pre-crash peak2005–2005£153k£153k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Wood Green Underground StationPiccadilly line
0.6 min walk
Alexandra Palace→ Euston· 2 tph
121 min

Nearby stations

Wood Green Underground StationPiccadilly
1 min walk
Alexandra PalaceNational Rail
10 min walk
Turnpike Lane Underground StationPiccadilly
11 min walk
Bounds Green Underground StationPiccadilly
19 min walk
Harringay Green Lanes Rail StationSuffragette
30 min walk
No bus stops within 400m

69

Walkability score

554

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★41 min
Waterloo48 min ↑
Canary Wharf55 min ↑
City47 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

19

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)130
Nearest car park174m
Santander docks (800m)0
Nearest cycle dock4.0 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: 13.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 97% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.3 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

NCL COVID MEDICINES DELIVERY UNIT

HARINGEY GP FEDERATION, 48 STATION ROAD, N22 7TY

3 min walk

5

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

384

Parks (1km)

32

Restaurants (800m)

16

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

8

Convenience

Nearest supermarketCostcutter · 181 m
3 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

374m

Post office

Nearby shops

Brabant Food Express4 m
Wood Green News12 m
NJ Enterprise58 m
Sainsbury's Local73 m

Nearby cafes

Naya Cafe & Deli28 m
Naya28 m
Morrisons Cafe93 m
Nest Café99 m

Nearby restaurants

Fryer's Delight7 m
Nando's49 m
McDonald's58 m
Dixy62 m

Nearby pubs

The Nag's Head79 m
Spouter's Corner87 m
P.J. O'Connor's156 m
Rattle & Hum163 m

Nearby gyms

The Gym76 m
Wood Green Common Multi Use Game Area527 m
The Park Club - Pool585 m
The Park Club591 m

Nearby pharmacies

Greenwoods109 m
Numark Pharmacy Express109 m
Crescent Pharmacy Express186 m
Boots426 m

Nearby health

Park Vue85 m
Colosseum Dental205 m
Staunton Group Practice268 m
Dental Practice453 m
Food hygiene (5-star)78% of 213

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

16 GOLDHURST TERRACE FREEHOLD LIMITED
746-748 LORDSHIP LANE LTD
BIMAY LIMITED
BIZZWEB TECH LIMITED
N&L CLEANING LTD

+4 more

Investment

Investment grade, yield and market outlook

62

Investment score

Good

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

37.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,317m
Crossrail 2 route3,075m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,014 nationally

2,076

Est. population

18,004/km²

66%

Employed

40%

Degree educated

£45,000

Median income

9.2%

Claimant rate

Inner cityVery high densityRenters

24

Community stability

Age profile

16%
34%
27%
15%
Under 1816%
18–3434%
35–4927%
50–6415%
65+9%

Tenure

56%
20%
Own outright11%
Own (mortgage)12%
Private rent56%
Social rent20%
Shared ownership0%
Rent free0%

Ethnicity

20%
41%
White British20%
White Other41%
Asian13%
Black10%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine23%
No car household68%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent56%
Social rent20%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
1
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
2
Under construction
0
Completed (3yr)
93
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)

Former Petrol Filling Station, 76, Mayes Road, London, N22, 76, Mayes Road, N2275 homes
completed
Land at, Land at, Lymington Avenue, N22 6JB66 homes
completed
Eclipse, 35, Eclipse, 35, STATION ROAD, N22 6UX62 homes
completed
51, 51, MAYES ROAD, N2218 homes
completed
CLUB BUILDING, CLUB BUILDING, BULLER ROAD, REDVERS ROAD, N22 5HF17 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 5JP

Full postcodeN22 5JP
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.597385
Longitude-0.109168
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