West Green · Haringey · Tottenham constituency · 51.59134, -0.09830

N22 6AA— West Green, Haringey

Location and area intelligence for N22 6AA, West Green, Haringey

The family fortress

 

Schools 100%Safety 75/100Transport 44/100Yield 4.13%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
75
Schools
90
Transport
44
Environment
83
Investment
41

The bottom line

N22 6AA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £465,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

N22 6AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-10.6% vs London avg
vs London income+1.4% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for N22 6AA

🛡️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 6AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Belmont Junior School

Good · Inspected Apr 2022 · 4 min walk

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 9 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 13 min walk

8 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

61.7 incidents per 1,000 residents

Better than 53% of London
↑ Rising 437.5%

-25% vs borough

Crime by type

Other28%
Anti-social behaviour23%
Violence & sexual offences19%
Vehicle crime14%
Theft7%
Drug offences5%
Robbery3%
Burglary1%

Stop & search

2.9

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.8km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£465,000

Median sale price

11% below London median

£465,000 is 11% below the London median (£520,000)

-19.6%

This year

Flat

Dominant type

Price history

5-year change
-33.6%
Sales (24 months)5
New build0.0%
Avg terraced£580,000
Avg flat£442,500
Price per m²£6,596/m²
Price per ft²£613/ft²
Avg floor area72 m²

EPC breakdown

C
25%
D
40%
E
7%
F
2%

Based on 74 properties · Confidence: high

Street mix

Terraced 36%Flat 62%Other 1%

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

Stamp duty

Standard buyer£10,750
First-time buyerFTB
£2,000
Additional propertyBTL/2nd
£24,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.9×

Price-to-income

£2,326/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£180,000
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 DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.1%

Total change

+728%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.7%

per year

Acceleration

+12.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 75 sales

Property Type Mix

Total: 75 sales

Terraced37.3%
Flat/maisonette62.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£120k+136.7%2.5
Post-dot-com plateau2001–2004£135k£227k+68.4%2.3
Pre-crash peak2005–2007£171k£150k-12%2.3
GFC & correction2008–2012£233k£250k+7.4%2.5
Help-to-Buy recovery2013–2015£261k£473k+81.5%2.7
Brexit uncertainty2017–2019£527k£544k+3.1%2.7
Pandemic surge2020–2021£659k£700k+6.3%1.5
Rate-rise correction2022–2023£402k£510k+26.9%5.5
Current market2024–2026£598k£420k-29.7%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Weakest performer

Flat/maisonette

-0.3% alpha

Terraced-0.2% α
Local
7.2%
District
7.4%
Flat/maisonette-0.3% α
Local
7.4%
District
7.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Turnpike Lane StationPiccadilly line
3.8 min walk
Harringay Green Lanes

Nearby stations

Turnpike Lane Underground StationPiccadilly
4 min walk
Wood Green Underground StationPiccadilly
13 min walk
Harringay Green Lanes Rail StationSuffragette
20 min walk
Harringay Green LanesNational Rail
20 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
24 min walk
No bus stops within 400m

51

Walkability score

113

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria ★45 min
Waterloo52 min ↑
Canary Wharf58 min ↑
City51 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

8

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)43
Nearest car park293m
Santander docks (800m)0
Nearest cycle dock3.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed495 Mbps
Median download448 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 97% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 31%
More green space than 93% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.4 km

Energy

Solar: 849 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): None recorded

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 yield849.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HAVERGAL SURGERY

10 HAVERGAL VILLAS, GREEN LANES, TOTTENHAM, N15 3DY

4 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

12

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

275

Parks (1km)

33

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketMarket Basket · 430 m
1 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)

762m

Post office

Nearby shops

Local Express221 m
New Bakers336 m
Delta Bakery362 m
Tugra Baklava370 m

Nearby cafes

Westbury Cafe245 m
Harvest Cafe294 m
Sark Kosesi318 m
Olive Brunch337 m

Nearby restaurants

Gurmani200 m
Sunny Beach276 m
Folkhouse282 m
Tennessee Express319 m

Nearby pubs

The Westbury245 m
The Green Gate394 m
Emporer Banqueting Suite496 m
The Toll Gate503 m

Nearby gyms

The Gym690 m
Kids swimming pool769 m
Bind Yoga Studio829 m
Legends Gym933 m

Nearby pharmacies

Mintons Chemist399 m
Boots720 m
All Cures Pharmacy736 m
Sia Pharmacy783 m

Nearby health

Millenium Dental Practice434 m
Duckett Dental Surgery679 m
Dental Practice681 m
The Skin Laser & Cosmetic Surgery Clinic686 m
Food hygiene (5-star)56% of 110

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

75 RAVENSDALE ROAD MANAGEMENT COMPANY LIMITED
ALDERLYN PROPERTIES LIMITED
AMOT LIMITED
APHRODITE'S TEMPTATIONS LIMITED
DACOZ LTD

+7 more

Investment

Investment grade, yield and market outlook

41

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

47.7

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,628m
Crossrail 2 route2,080m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,603 nationally

1,393

Est. population

15,080/km²

68%

Employed

49%

Degree educated

£42,600

Median income

6.2%

Claimant rate

Inner cityVery high densityEstablished mixed

40

Community stability

Age profile

17%
25%
28%
15%
14%
Under 1817%
18–3425%
35–4928%
50–6415%
65+14%

Tenure

33%
23%
40%
Own outright33%
Own (mortgage)23%
Private rent40%
Social rent4%
Shared ownership1%

Ethnicity

25%
36%
14%
White British25%
White Other36%
Asian14%
Black8%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine21%
No car household52%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent40%
Social rent4%

vs. London

Income vs London+1.4%
Price vs London-10.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
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)
0

Housing pipeline (800m)

Homes approved
14
Under construction
0
Completed (3yr)
36
Largest scheme
133 homes · 590 594 Warehouse, 590-598, Green Lanes, N8 0RA
Pipeline pressure
LOW

Named schemes (500m)

MILTON ROAD DEPOT, 70, MILTON ROAD DEPOT, 70, MILTON ROAD, N1567 homes
completed
FORMER GPO DEPOT & PLAYGROUND, FORMER GPO DEPOT & PLAYGROUND, WILLOW WALK, N1525 homes
completed
472-480, 472-480, WEST GREEN ROAD, N15 3DA22 homes
completed
BACKLANDS SITE, BETWEEN, BACKLANDS SITE, BETWEEN, WEST GREEN ROAD, STANMORE RD (2), CARLINGFORD ROAD, N1518 homes
completed
461, 461, WEST GREEN ROAD, N1512 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.4%
Ward turnout
39%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Anne Maureen GrayGreen
Seema ChandwaniLabour
Sarah Anne WilliamsLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£465,000)

£10,750

Standard buyer

£2,000

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N22 6AA

Full postcodeN22 6AA
Postcode districtN22
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.591337
Longitude-0.098303
Parliamentary constituencyTottenham
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