Woodside · Haringey · Southgate and Wood Green constituency · 51.59939, -0.10662

N22 5RF— Woodside, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 51/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
70
Schools
100
Transport
51
Environment
71
Investment
56

The bottom line

N22 5RF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 5RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-8.8% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for N22 5RF

🛡️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 5RF 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 · 6 min walk

KS2: 109.7

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 7 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

Low crime

90.6 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 369.2%

+11% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Anti-social behaviour20%
Vehicle crime13%
Theft4%
Drug offences4%
Burglary3%
Robbery2%

Stop & search

4.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.0km

Crime is +39% above London average

Property

Prices, sales volume and market trends

Avg floor area67.3 m²

EPC breakdown

C
28%
D
23%
E
4%

Based on 55 properties · Confidence: high

Street mix

Terraced 17%Flat 83%

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£168,250
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 BAnnual charge £1,569
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2023 · CAGR

+5.1%

Total change

+200%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.3%

per year

Acceleration

+7.08

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Terraced16.7%
Flat/maisonette83.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£85k£93k+9.4%1
Pre-crash peak2005–2006£105k£150k+42.9%1
GFC & correction2008–2010£166k£143k-13.9%1
Help-to-Buy recovery2013–2014£155k£181k+16.5%1.5
Brexit uncertainty2019–2019£242k£242k+0%1
Pandemic surge2021–2021£240k£240k+0%1
Rate-rise correction2023–2023£255k£255k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Wood Green Underground StationPiccadilly
4 min walk
Alexandra PalaceNational Rail
12 min walk
Turnpike Lane Underground StationPiccadilly
13 min walk
Bounds Green Underground StationPiccadilly
19 min walk
Harringay Green Lanes Rail StationSuffragette
32 min walk
No bus stops within 400m

58

Walkability score

522

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

18

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)130
Nearest car park164m
Santander docks (800m)0
Nearest cycle dock4.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

80%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed420 Mbps
Median download413 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: 7.5 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.2 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

3 min walk

76%

Recommend GP

76%

Overall GP experience

8

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBowes Road Clinic · 2.5 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

399

Parks (1km)

34

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

3

Convenience

Nearest supermarketCostcutter · 292 m
9 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

618m

Post office

Nearby shops

Tesco Express257 m
4 Mevsim Supermarket272 m
Brabant Food Express288 m
Wood Green News296 m

Nearby cafes

Golden Cafe279 m
Nest Café301 m
Naya Cafe & Deli306 m
Naya308 m

Nearby restaurants

Fryer's Delight292 m
Brown Eagle293 m
Sultan Shaurma294 m
Paramount298 m

Nearby pubs

Rattle & Hum284 m
P.J. O'Connor's329 m
Spouter's Corner345 m
The Nag's Head364 m

Nearby gyms

The Gym261 m
Chapman's Green Tennis Courts519 m
White Hart Lane Boxing Academy647 m
Perth Road Playing Fields760 m

Nearby pharmacies

Crescent Pharmacy Express292 m
Numark Pharmacy Express299 m
Greenwoods387 m
Boots649 m

Nearby health

Colosseum Dental260 m
Park Vue304 m
Staunton Group Practice378 m
Dental Practice665 m
Food hygiene (5-star)77% of 166

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

OLIVAN EVENTS LTD
THE FRIENDS OF WHITE HART LANE RECREATION PARK LTD

Investment

Investment grade, yield and market outlook

56

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

30.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,532m
Crossrail 2 route3,066m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,005 nationally

2,020

Est. population

20,413/km²

53%

Employed

31%

Degree educated

£38,300

Median income

9.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

25%
25%
22%
19%
Under 1825%
18–3425%
35–4922%
50–6419%
65+9%

Tenure

25%
55%
Own outright8%
Own (mortgage)12%
Private rent25%
Social rent55%
Shared ownership1%
Rent free1%

Ethnicity

20%
26%
24%
13%
White British20%
White Other26%
Asian9%
Black24%
Mixed7%
Other13%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine23%
No car household61%
Unemployed6%
No qualifications29%

Housing tenure (Census 2021)

Social rent55%
Private rent25%

vs. London

Income vs London-8.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
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)
4

Housing pipeline (800m)

Homes approved
2
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
CLUB BUILDING, CLUB BUILDING, BULLER ROAD, REDVERS ROAD, N22 5HF17 homes
completed
675-679, 675-679, LORDSHIP LANE, N2216 homes
completed
244-260, 244-260, HIGH ROAD, N2215 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 5RF

Full postcodeN22 5RF
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.599394
Longitude-0.106616
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
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