White Hart Lane · Haringey · Southgate and Wood Green constituency · 51.59952, -0.09877

N22 5LZ— White Hart Lane, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 33/100Yield 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
33
Environment
65
Investment
53

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

N22 5LZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N22 5LZ

🛡️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🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How N22 5LZ 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 · 13 min walk

5 primaries · 2 secondaries · 0 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 2.0km

Crime is +67% above London average

Property

Prices, sales volume and market trends

Avg floor area52.1 m²

EPC breakdown

B
1%
C
15%
D
7%
E
1%

Based on 24 properties · Confidence: medium

Street mix

Flat 100%

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£130,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (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

1998–2019 · CAGR

+7.1%

Total change

+326%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.8%

per year

Acceleration

-94.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£61k£68k+11.5%3
Post-dot-com plateau2001–2004£75k£155k+106.7%2
Pre-crash peak2005–2007£164k£195k+18.9%1.3
GFC & correction2012–2012£183k£183k+0%1
Help-to-Buy recovery2015–2015£320k£320k+0%1
Brexit uncertainty2019–2019£260k£260k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Flat/maisonette+2.1% α
Local
15.2%
District
13.1%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
12.9 min walk
Hornsey

Nearby stations

Wood Green Underground StationPiccadilly
10 min walk
Turnpike Lane Underground StationPiccadilly
13 min walk
HornseyNational Rail
21 min walk
Bounds Green Underground StationPiccadilly
24 min walk
White Hart Lane Rail StationWeaver · Greater Anglia
25 min walk
No bus stops within 400m

36

Walkability score

305

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

11

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)15
Nearest car park362m
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: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier 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 AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.7 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

6

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

336

Parks (1km)

11

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The New Moon (554 m)

Nearest supermarketJiahe Supermarket · 958 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)

930m

Post office

Nearby shops

Altindis Supermarket191 m
Ceylan Supermarket244 m
4 Mevsim Supermarket279 m
Tesco Express295 m

Nearby cafes

Golden Cafe270 m
Tower Cafe534 m
Westbury Cafe672 m
Bolland and Crust740 m

Nearby restaurants

Nefiss Kebab186 m
Sweet Peppa201 m
Cozy Chicken206 m
Sultan Shaurma254 m

Nearby pubs

The New Moon554 m
The Westbury666 m
Spouter's Corner769 m

Nearby gyms

Chapman's Green Tennis Courts115 m
Perth Road Playing Fields480 m
White Hart Lane Boxing Academy548 m
The Gym694 m

Nearby pharmacies

Boots917 m
Mintons Chemist1.0 km

Nearby health

Westbury Medical Centre408 m
Dental Practice908 m
Millenium Dental Practice1.1 km
Food hygiene (5-star)67% of 54

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

TRADE BUILDERS LTD

Investment

Investment grade, yield and market outlook

53

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 score13/100
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

12.7

Price growth score

E
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,538m
Crossrail 2 route2,676m

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
Live planning apps (800m)
6
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)
0

Housing pipeline (800m)

Homes approved
3
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)

Elco House, 22-24, Elco House, 22-24, Homecroft Road, N22 5EL8 homes
completed
606, 606, Lordship Lane, Wood Green, N22 5JH8 homes
completed
r/o 606, r/o 606, Lordship Lane, N22 5JH8 homes
completed
591, 591, Lordship Lane, Wood Green, N22 5LE7 homes
completed
44, 44, Eldon Road, Wood Green, N22 5DX6 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 5LZ

Full postcodeN22 5LZ
Postcode districtN22
BoroughLondon Borough of Haringey
WardWhite Hart Lane
Latitude51.599519
Longitude-0.098770
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