The bottom line
N22 5PB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.
The catches: 47 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.
Check your dealbreakers
Toggle the things that matter to you — see how N22 5PB scores on each.
Toggle a question above to see how N22 5PB meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N22 5PB
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Postcode Personality
“High-connectivity investment target”
How N22 5PB has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Earlham Primary School
Not yet inspected · 4 min walk
KS2: 109.7
Secondary
St Thomas More Catholic School
Outstanding · Inspected May 2024 · 5 min walk
100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km
Childcare
Childcare
Rowland Hill Nursery School
Outstanding · 17 min walk
7 primaries · 3 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
90.6 incidents per 1,000 residents
+11% vs borough
Crime by type
Stop & search
4.5
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: Hornsey Fire Station · 2.2km
Crime is +39% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 24 properties · Confidence: medium
Street mix
LHA rates — Outer North London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2004–2021 · CAGR
+3.2%
Total change
+70%
Market Activity
Price Velocity & Acceleration
Current Velocity
+51.8%
per year
Acceleration
+53.97
change in velocity
Market State
Strong growth
Price Distribution
P25: £150k–£175k · P75: £100k–£125k · 5 sales
Property Type Mix
Total: 5 sales
By decade
2000s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Post-dot-com plateau | 2004–2004 | £100k | £100k | +0% | 1 |
| Pre-crash peak | 2007–2007 | £115k | £115k | +0% | 2 |
| GFC & correction | 2008–2008 | £112k | £112k | +0% | 1 |
| Pandemic surge | 2021–2021 | £170k | £170k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 4
Good
Nearby stations
53
Walkability score
398
Footpaths (500m)
0
Santander docks (800m)
4.3 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
15
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Reservoirs SSSI — 4.2 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
STUART CRESCENT MEDICAL PRACTICE
8 STUART CRESCENT, N22 5NJ
4 min walk
76%
Recommend GP
76%
Overall GP experience
8
GPs within 1km
7
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
393
Parks (1km)
24
Restaurants (800m)
11
Cafes (800m)
0
Pubs (400m)
3
Pharmacies (800m)
2
Gyms (1km)
17
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Rattle & Hum (401 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
801m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
55
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
24.3
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 1/10
Most deprived areas
Index of Multiple Deprivation
Rank: 2,005 nationally
2,020
Est. population
20,413/km²
53%
Employed
31%
Degree educated
£38,300
Median income
9.0%
Claimant rate
35
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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