Woodside · Haringey · Southgate and Wood Green constituency · 51.60115, -0.10998

N22 5SL— Woodside, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 41/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
59
Schools
100
Transport
41
Environment
73
Investment
48

The bottom line

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

The catches: 47 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how N22 5SL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N22 5SL meets your needs.

Location

N22 5SL

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 5SL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N22 5SL with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How N22 5SL 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 · 3 min walk

KS2: 109.7

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 5 min walk

P8: +0.47A8: 50.5

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 20 min walk

6 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

98

Road safety score

2

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.0km

Crime is +146% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N22 district median

£510,000

Based on 259 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£7,271/m²
Price per ft²£676/ft²
Avg floor area61 m²

EPC breakdown

B
2%
C
29%
D
26%
E
7%
F
1%

Based on 65 properties · Confidence: high

Street mix

Terraced 15%Flat 82%Other 4%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£152,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, 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

1995–2026 · CAGR

+7.1%

Total change

+741%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.5%

per year

Acceleration

+9.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 70 sales

Property Type Mix

Total: 70 sales

Terraced15.7%
Flat/maisonette84.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£95k+68.9%3.4
Post-dot-com plateau2001–2004£110k£174k+58.2%3.8
Pre-crash peak2005–2007£150k£190k+26.7%4
GFC & correction2010–2012£211k£250k+18.5%1
Help-to-Buy recovery2013–2016£246k£648k+163.4%2.5
Brexit uncertainty2017–2019£340k£432k+27.1%2.3
Pandemic surge2021–2021£408k£408k+0%3
Rate-rise correction2023–2023£331k£331k+0%1
Current market2024–2026£380k£473k+24.5%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+68% alpha

Weakest performer

Flat/maisonette

+0.3% alpha

Terraced+68% α
Local
79.5%
District
11.5%
Flat/maisonette+0.3% α
Local
7.9%
District
7.6%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Wood Green Underground StationPiccadilly
5 min walk
Alexandra PalaceNational Rail
10 min walk
Bounds Green Underground StationPiccadilly
15 min walk
Turnpike Lane Underground StationPiccadilly
16 min walk
Arnos Grove Underground StationPiccadilly
29 min walk
No bus stops within 400m

60

Walkability score

438

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★47 min
Waterloo54 min ↑
Canary Wharf62 min ↑
City52 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

15

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)54
Nearest car park206m
Santander docks (800m)0
Nearest cycle dock4.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 7.7 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.5 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

1 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBowes Road Clinic · 2.2 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

387

Parks (1km)

23

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

6

Convenience

Nearest supermarketCostcutter · 276 m
7 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

787m

Post office

Nearby shops

Wood Green Supermarket125 m
The Tasty Bakery229 m
Jerome Supermarket324 m
Neo's366 m

Nearby cafes

Amos Coffee111 m
London130 m
Cafe Blossom136 m
Purple Café & Restaurant341 m

Nearby restaurants

Chicken Express133 m
Nexx Level146 m
Fatisa Cafe Pizzeria254 m
Brown Eagle281 m

Nearby pubs

Rattle & Hum287 m
P.J. O'Connor's333 m
The Prince425 m
Ludo's457 m

Nearby gyms

The Gym455 m
White Hart Lane Boxing Academy688 m
Wood Green Common Multi Use Game Area706 m
Myddleton Road Outdoor Gym724 m

Nearby pharmacies

Crescent Pharmacy Express271 m
Numark Pharmacy Express346 m
Greenwoods526 m
Boots848 m

Nearby health

Colosseum Dental231 m
Staunton Group Practice279 m
Park Vue372 m
Dental Practice874 m
Food hygiene (5-star)79% of 149

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

1 2 AUDIO LTD
11 WHITE HART LANE LIMITED
15 WHITE HART LANE (MANAGEMENT) COMPANY LIMITED
17 WHITE HART LANE MANAGEMENT COMPANY LIMITED
19 WHITE HART LANE LIMITED

+4 more

Investment

Investment grade, yield and market outlook

48

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.5

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,738m
Crossrail 2 route3,369m

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)
17
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
1
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
5
Under construction
0
Completed (3yr)
92
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)

The Nightingales, The Nightingales, Nightingale Road, High Road, N22 8JA23 homes
completed
Land adjacent to 2, Land adjacent to 2, Canning Crescent, N22 5SR19 homes
completed
33, 33, COMMERCE ROAD, N22 8DZ17 homes
completed
244-260, 244-260, HIGH ROAD, N2215 homes
completed
GLENDALE DEPOT, GLENDALE DEPOT, GLENDALE AVENUE, N2213 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

Live in N22 5SL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N22 5SL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

Similar postcodes

Frequently asked questions

📍 Track N22 5SL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N22 5SL

Full postcodeN22 5SL
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.601148
Longitude-0.109980
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