Woodside · Haringey · Southgate and Wood Green constituency · 51.60045, -0.10738

N22 5NT— Woodside, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 46/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
63
Safety
59
Schools
100
Transport
46
Environment
73
Investment
62

The bottom line

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

The catches: 47 min to victoria — above average for this zone and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N22 5NT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N22 5NT

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

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Postcode Personality

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“High-connectivity investment target”

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How N22 5NT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Earlham Primary School

Not yet inspected · 4 min walk

KS2: 109.7

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 6 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

Rowland Hill Nursery School

Outstanding · 18 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.1km

Crime is +146% above London average

Property

Prices, sales volume and market trends

Avg floor area63.1 m²

EPC breakdown

B
1%
C
32%
D
12%
E
1%

Based on 46 properties · Confidence: high

Street mix

Semi 31%Terraced 13%Flat 56%

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£157,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsTimber frame, 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

1998–2022 · CAGR

+10.5%

Total change

+1004%

Market Activity

Price Velocity & Acceleration

Current Velocity

+82.1%

per year

Acceleration

+76.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached31.3%
Terraced12.5%
Flat/maisonette56.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£63k£96k+52.8%2
Post-dot-com plateau2001–2004£89k£159k+78.9%1.7
Pre-crash peak2007–2007£212k£212k+0%2
GFC & correction2008–2011£310k£360k+16.1%1
Pandemic surge2020–2020£379k£379k+0%2
Rate-rise correction2022–2022£690k£690k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.7% alpha

Flat/maisonette+1.7% α
Local
14.5%
District
12.8%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Wood Green Underground StationPiccadilly
5 min walk
Alexandra PalaceNational Rail
12 min walk
Turnpike Lane Underground StationPiccadilly
15 min walk
Bounds Green Underground StationPiccadilly
17 min walk
Arnos Grove Underground StationPiccadilly
31 min walk
No bus stops within 400m

57

Walkability score

530

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge58 min ↑
Victoria ★47 min
Waterloo55 min ↑
Canary Wharf62 min ↑
City54 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

17

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)49
Nearest car park256m
Santander docks (800m)0
Nearest cycle dock4.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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
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 AONB54% green spaceTree canopy: 70%
More green space than 97% of London

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

STUART CRESCENT MEDICAL PRACTICE

8 STUART CRESCENT, N22 5NJ

2 min walk

76%

Recommend GP

76%

Overall GP experience

8

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBowes Road Clinic · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

393

Parks (1km)

31

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Rattle & Hum (300 m)

Nearest supermarketCostcutter · 300 m
9 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)

722m

Post office

Nearby shops

Wood Green Supermarket319 m
Tesco Express346 m
Neo's349 m
Great News356 m

Nearby cafes

Amos Coffee283 m
London326 m
Cafe Blossom332 m
Nest Café344 m

Nearby restaurants

Brown Eagle303 m
Chicken Express329 m
Paramount335 m
Nexx Level341 m

Nearby pubs

Rattle & Hum300 m
P.J. O'Connor's351 m
The Nag's Head436 m
Spouter's Corner437 m

Nearby gyms

The Gym361 m
Chapman's Green Tennis Courts557 m
White Hart Lane Boxing Academy591 m
Perth Road Playing Fields735 m

Nearby pharmacies

Crescent Pharmacy Express298 m
Numark Pharmacy Express337 m
Greenwoods471 m
Boots760 m

Nearby health

Colosseum Dental255 m
Park Vue352 m
Staunton Group Practice361 m
Dental Practice779 m
Food hygiene (5-star)78% of 152

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

AMD SELECT LTD
MICROTEA UK LTD
ROOM & REPAIR CO. 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

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

31.2

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,652m
Crossrail 2 route3,181m

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
Yes
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
7
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)
5

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
90
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
98, 98, White Hart Lane, N22 5SG27 homes
completed
Land adjacent to 2, Land adjacent to 2, Canning Crescent, N22 5SR19 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
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 5NT

Full postcodeN22 5NT
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.600449
Longitude-0.107381
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