Noel Park · Haringey · Tottenham constituency · 51.59790, -0.10422

N22 5LB— Noel Park, Haringey

Location and area intelligence for N22 5LB, Noel Park, Haringey

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 54/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
74
Schools
90
Transport
54
Environment
78
Investment
62

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N22 5LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.0% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for N22 5LB

🛡️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 5LB 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 · 4 min walk

KS2: 110.3

★★

Secondary

Mulberry Academy Woodside

Good · Inspected Feb 2022 · 8 min walk

P8: +0.18A8: 46.5

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.0 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 300.0%

-13% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour24%
Other23%
Vehicle crime9%
Burglary6%
Theft5%
Drug offences3%
Robbery2%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.0km

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area99.4 m²

EPC breakdown

B
1%
C
10%
D
11%
E
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 5%Terraced 96%

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£248,500
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

1995–2021 · CAGR

+7.8%

Total change

+601%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.3%

per year

Acceleration

+56.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Terraced95.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£85k£121k+43.2%1.7
Post-dot-com plateau2002–2004£171k£243k+41.7%1.3
Pre-crash peak2005–2006£243k£254k+4.5%1.5
GFC & correction2008–2012£325k£330k+1.5%1.3
Help-to-Buy recovery2013–2015£341k£515k+51%1.3
Brexit uncertainty2018–2018£425k£425k+0%1
Pandemic surge2021–2021£592k£592k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
7.2%
District
7.8%

CAGR over 15yr 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 5

Very Good

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

Nearby stations

Wood Green Underground StationPiccadilly
5 min walk
Turnpike Lane Underground StationPiccadilly
11 min walk
HornseyNational Rail
17 min walk
Bounds Green Underground StationPiccadilly
21 min walk
Harringay Green Lanes Rail StationSuffragette
29 min walk
No bus stops within 400m

54

Walkability score

456

Footpaths (500m)

0

Santander docks (800m)

4.2 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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)125
Nearest car park82m
Santander docks (800m)0
Nearest cycle dock4.2 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 22%
More green space than 81% 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

6 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

390

Parks (1km)

34

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

18

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Spouter's Corner (351 m)

Nearest supermarketLidl · 483 m
9 tennis courts7 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)

538m

Post office

Nearby shops

Tesco Express154 m
4 Mevsim Supermarket167 m
Ceylan Supermarket200 m
Altindis Supermarket252 m

Nearby cafes

Golden Cafe176 m
Naya Cafe & Deli375 m
Naya375 m
Lucia382 m

Nearby restaurants

Sultan Shaurma191 m
Cozy Chicken237 m
Sweet Peppa242 m
Nefiss Kebab257 m

Nearby pubs

Spouter's Corner351 m
The Nag's Head415 m
Rattle & Hum442 m
P.J. O'Connor's469 m

Nearby gyms

The Gym278 m
Chapman's Green Tennis Courts445 m
White Hart Lane Boxing Academy727 m
Perth Road Playing Fields778 m

Nearby pharmacies

Greenwoods403 m
Numark Pharmacy Express424 m
Crescent Pharmacy Express459 m
Boots543 m

Nearby health

Park Vue414 m
Colosseum Dental443 m
Dental Practice546 m
Staunton Group Practice555 m
Food hygiene (5-star)71% of 171

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

GORX CORE LTD
LONDON DRYLINING LIMITED
LONDON INTERNATIONAL PROPERTY SERVICES LTD
LONDON PROPERTY RENOVATIONS LTD
ZOLTRANS LTD

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 score20/100
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

34.6

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,361m
Crossrail 2 route2,832m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,893 nationally

1,802

Est. population

14,219/km²

57%

Employed

36%

Degree educated

£39,500

Median income

8.6%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

36

Community stability

Age profile

20%
26%
23%
21%
Under 1820%
18–3426%
35–4923%
50–6421%
65+10%

Tenure

13%
15%
30%
41%
Own outright13%
Own (mortgage)15%
Private rent30%
Social rent41%
Shared ownership0%
Rent free0%

Ethnicity

24%
27%
14%
18%
White British24%
White Other27%
Asian14%
Black18%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine25%
No car household56%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent41%
Private rent30%

vs. London

Income vs London-6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
8
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)
4

Housing pipeline (800m)

Homes approved
7
Under construction
0
Completed (3yr)
15
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
Land at, Land at, Lymington Avenue, N22 6JB66 homes
completed
98, 98, White Hart Lane, N22 5SG27 homes
completed
CLUB BUILDING, CLUB BUILDING, BULLER ROAD, REDVERS ROAD, N22 5HF17 homes
completed
675-679, 675-679, LORDSHIP LANE, N2216 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.2%
Ward turnout
36%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Johann BeckfordGreen
Simon Matthew ClarkGreen
Erin WolsonGreen

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Key facts for N22 5LB

Full postcodeN22 5LB
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.597899
Longitude-0.104223
Parliamentary constituencyTottenham
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