West Green · Haringey · Tottenham constituency · 51.59238, -0.09664

N22 6AD— West Green, Haringey

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

The family fortress

 

Schools 100%Safety 75/100Transport 41/100Low yield 2.81%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
75
Schools
90
Transport
41
Environment
75
Investment
39

The bottom line

N22 6AD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £683,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

N22 6AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+31.3% vs London avg
vs London income+1.4% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for N22 6AD

🛡️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

“The family fortress”

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How N22 6AD 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 · 2 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 14 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.7km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£683,000

Median sale price

Above London median by 31%

£683,000 is 31% above the London median (£520,000)

-42.1%

This year

Terraced

Dominant type

Price history

5-year change
-1.7%
Sales (24 months)6
New build0.0%
Avg terraced£760,000
Avg flat£512,500
Price per m²£7,144/m²
Price per ft²£664/ft²
Avg floor area98.3 m²

EPC breakdown

B
1%
C
14%
D
24%
E
4%

Based on 43 properties · Confidence: high

Street mix

Terraced 73%Flat 25%Other 2%

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£21,650
First-time buyerFTB
£21,650
Additional propertyBTL/2nd
£42,140

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

16.0×

Price-to-income

£3,417/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£245,750
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)
RoofPitched, 100 mm loft insulation
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

1995–2025 · CAGR

+7.9%

Total change

+878%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.1%

per year

Acceleration

-10.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 58 sales

Property Type Mix

Total: 58 sales

Terraced74.1%
Flat/maisonette25.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£130k+111.4%2.8
Post-dot-com plateau2001–2004£220k£265k+20.5%3
Pre-crash peak2006–2007£241k£353k+46.6%2.5
GFC & correction2008–2010£328k£440k+34.1%1
Help-to-Buy recovery2013–2016£390k£405k+3.8%2
Brexit uncertainty2017–2019£693k£623k-10.1%2
Pandemic surge2020–2021£403k£695k+72.5%3
Rate-rise correction2022–2023£820k£830k+1.2%1.5
Current market2024–2025£753k£601k-20.1%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.4% alpha

Weakest performer

Terraced

+1.3% alpha

Flat/maisonette+5.4% α
Local
5%
District
-0.4%
Terraced+1.3% α
Local
9%
District
7.7%

CAGR over 5yr 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 Timing0
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
5.7 min walk
Harringay Green Lanes

Nearby stations

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

48

Walkability score

78

Footpaths (500m)

0

Santander docks (800m)

3.9 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

6

Car parks (800m)

5

EV chargers (800m)

Nearest car park364m
Santander docks (800m)0
Nearest cycle dock3.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.8 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.3 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

WESTBURY MEDICAL CENTRE

THE SURGERY, 205 WESTBURY AVENUE, WOOD GREEN, N22 6RX

7 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

251

Parks (1km)

18

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarket299 m
2 tennis courts1 swimming pools2 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)

868m

Post office

Nearby shops

Local Express375 m
New Bakers496 m
Delta Bakery505 m
Tugra Baklava510 m

Nearby cafes

Westbury Cafe148 m
Bolland and Crust421 m
Harvest Cafe439 m
Sark Kosesi458 m

Nearby restaurants

Folkhouse182 m
Gurmani355 m
Sunny Beach418 m
Tennessee Express466 m

Nearby pubs

The Westbury178 m
The Green Gate537 m
Emporer Banqueting Suite611 m
Esplanade Club622 m

Nearby gyms

Kids swimming pool627 m
The Gym763 m
Bind Yoga Studio841 m
Chapman's Green Tennis Courts921 m

Nearby pharmacies

Mintons Chemist540 m
All Cures Pharmacy779 m
Stearns Pharmacy1.0 km
Green Light Pharmacy & Travel Clinic1.2 km

Nearby health

Millenium Dental Practice587 m
Westbury Medical Centre665 m
Dental Practice763 m
West Green Dental Practice818 m
Food hygiene (5-star)59% of 83

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

2CU PRODUCTIONS LTD
48 BOUNDARY ROAD LIMITED
ABAZABA LTD
AUREL.D LTD
FINSBURY PARK AVENUE LIMITED

+3 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 67%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

51.9

Price growth score

C
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,746m
Crossrail 2 route2,044m

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+31.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
2
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
13
Under construction
0
Completed (3yr)
13
Largest scheme
67 homes · MILTON ROAD DEPOT, 70, MILTON ROAD DEPOT, 70, MILTON ROAD, N15
Pipeline pressure
LOW

Named schemes (500m)

MISSION HALL, NOW 1-11 GARDNER COURT, MISSION HALL, NOW 1-11 GARDNER COURT, WILLINGDON ROAD, N2211 homes
completed
12, Sirdar Road, London, N22 6RG, 12, N22 6RG5 homes
completed
9, 9, Crossfield Road, LONDON, N17 6AY5 homes
completed
25, 25, Frome Road, N22 6BP5 homes
completed
71, 71, Belmont Avenue, N17 6AX4 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 (£683,000)

£21,650

Standard buyer

£21,650

First-time buyer

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 6AD

Full postcodeN22 6AD
Postcode districtN22
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.592380
Longitude-0.096643
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