Woodside · Haringey · Southgate and Wood Green constituency · 51.60242, -0.11004

N22 5ST— Woodside, Haringey

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

The family fortress

 

Schools 100%Safety 77/100Transport 39/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
65
Safety
77
Schools
100
Transport
39
Environment
74
Investment
57

The bottom line

N22 5ST offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families 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 Car-free commuters.

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Location

N22 5ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.1% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for N22 5ST

🛡️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🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N22 5ST 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 · 1 min walk

KS2: 109.7

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 3 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 · 19 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

53.5 incidents per 1,000 residents

Better than 60% of London
↑ Rising 415.0%

-35% vs borough

Crime by type

Violence & sexual offences34%
Other19%
Anti-social behaviour18%
Vehicle crime11%
Drug offences6%
Theft5%
Robbery5%
Burglary2%

Stop & search

2.6

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)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.1km

Crime is 18% below London average

Property

Prices, sales volume and market trends

Avg floor area69.2 m²

EPC breakdown

C
7%
D
6%
E
2%

Based on 15 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£173,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

1997–2023 · CAGR

+7%

Total change

+486%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.4%

per year

Acceleration

-37.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£56k£75k+35.1%1
Post-dot-com plateau2001–2004£121k£178k+47.1%1.8
Pre-crash peak2005–2006£167k£181k+8.4%1.5
Help-to-Buy recovery2013–2015£250k£290k+16%2
Pandemic surge2021–2021£367k£367k+0%1
Rate-rise correction2023–2023£325k£325k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
5%
District
6.4%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
Trend Position100

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
6.5 min walk
Alexandra Palace→ Euston· 2 tph
121 min

Nearby stations

Wood Green Underground StationPiccadilly
7 min walk
Alexandra PalaceNational Rail
11 min walk
Bounds Green Underground StationPiccadilly
14 min walk
Turnpike Lane Underground StationPiccadilly
18 min walk
Arnos Grove Underground StationPiccadilly
28 min walk
No bus stops within 400m

55

Walkability score

352

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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)19
Nearest car park92m
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: 7.9 km away✗ Not Green Belt✗ Not AONB60% green spaceTree canopy: 49%
More green space than 99% 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

3 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBowes Road Clinic · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

389

Parks (1km)

20

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Rattle & Hum (427 m)

Nearest supermarketCostcutter · 415 m
7 tennis courts4 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)

645m

Post office

Nearby shops

Wood Green Supermarket165 m
The Tasty Bakery185 m
Jerome Supermarket203 m
Neo's507 m

Nearby cafes

Cafe Blossom155 m
London160 m
Amos Coffee211 m
Purple Café & Restaurant217 m

Nearby restaurants

Fatisa Cafe Pizzeria140 m
Nexx Level144 m
Chicken Express158 m
Alo196 m

Nearby pubs

Rattle & Hum427 m
The Prince442 m
P.J. O'Connor's471 m
Ludo's595 m

Nearby gyms

The Gym592 m
Myddleton Road Outdoor Gym610 m
White Hart Lane Boxing Academy635 m
Giants Gym768 m

Nearby pharmacies

Crescent Pharmacy Express410 m
Numark Pharmacy Express487 m
Greenwoods667 m
Boots988 m

Nearby health

Colosseum Dental372 m
Staunton Group Practice405 m
Park Vue513 m
Dental Practice1.0 km
Food hygiene (5-star)72% of 119

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

57

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 score18/100
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

30.6

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,880m
Crossrail 2 route3,464m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,196 nationally

1,927

Est. population

6,197/km²

59%

Employed

40%

Degree educated

£45,000

Median income

7.5%

Claimant rate

Inner cityMedium densityRenters

31

Community stability

Age profile

25%
24%
25%
15%
Under 1825%
18–3425%
35–4925%
50–6415%
65+11%

Tenure

16%
16%
48%
20%
Own outright16%
Own (mortgage)16%
Private rent48%
Social rent20%
Shared ownership0%

Ethnicity

22%
34%
18%
White British22%
White Other34%
Asian10%
Black18%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household60%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent48%
Social rent20%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
100%
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)
17
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 Space Works (Former Garwood Garages), 419, The Space Works (Former Garwood Garages), 419, HIGH ROAD, WOOD GREEN, N22 8JD40 homes
completed
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

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 5ST

Full postcodeN22 5ST
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.602417
Longitude-0.110042
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