West Green · Haringey · Tottenham constituency · 51.59385, -0.09377

N22 6AE— West Green, Haringey

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

The family fortress

 

Schools 100%Safety 76/100Transport 38/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
60
Safety
76
Schools
90
Transport
38
Environment
74
Investment
44

The bottom line

N22 6AE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N22 6AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.9% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for N22 6AE

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

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“The family fortress”

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How N22 6AE 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

KS2: 106.7

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 10 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.9 incidents per 1,000 residents

Better than 55% of London
↑ Rising 657.1%

-28% vs borough

Crime by type

Violence & sexual offences27%
Other21%
Anti-social behaviour19%
Vehicle crime12%
Burglary7%
Drug offences5%
Theft5%
Robbery5%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.5km

Crime is 9% below 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£6,439/m²
Price per ft²£598/ft²
Avg floor area109.7 m²

EPC breakdown

C
3%
D
18%
E
2%
F
1%

Based on 24 properties · Confidence: medium

Street mix

Terraced 82%Flat 19%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£274,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+9.5%

Total change

+1277%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.7%

per year

Acceleration

+50.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 27 sales

Property Type Mix

Total: 27 sales

Terraced81.5%
Flat/maisonette18.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£57k£178k+215%1.2
Post-dot-com plateau2001–2003£240k£250k+4.2%1
Pre-crash peak2007–2007£292k£292k+0%2
GFC & correction2009–2012£325k£352k+8.3%2.3
Help-to-Buy recovery2013–2016£350k£640k+82.9%1.7
Pandemic surge2021–2021£760k£760k+0%3
Current market2024–2025£600k£778k+29.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
8.7%
District
7.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing14
Trend Position40

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
8.8 min walk
Harringay Green Lanes

Nearby stations

Turnpike Lane Underground StationPiccadilly
9 min walk
Wood Green Underground StationPiccadilly
15 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
21 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
23 min walk
Seven Sisters Underground StationVictoria
23 min walk
No bus stops within 400m

40

Walkability score

93

Footpaths (500m)

0

Santander docks (800m)

4.0 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

4

Car parks (800m)

5

EV chargers (800m)

Nearest car park570m
Santander docks (800m)0
Nearest cycle dock4.0 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: 7.0 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.1 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

5 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 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

219

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Westbury (324 m)

Nearest supermarket366 m
3 tennis courts1 swimming pools1 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)

1.3km

Post office

Nearby shops

Villa Brazil Meat Market496 m
Mezo Food Centre611 m
Kim News615 m
Rose Supermarket630 m

Nearby cafes

Bolland and Crust165 m
Westbury Cafe281 m
Hub Café449 m
Tower Cafe507 m

Nearby restaurants

Folkhouse278 m
Choko Restaurany450 m
Mien Tay454 m
Alici’s487 m

Nearby pubs

The Westbury324 m
The New Moon467 m
The Green Gate770 m
Esplanade Club801 m

Nearby gyms

Kids swimming pool416 m
Chapman's Green Tennis Courts833 m
Bind Yoga Studio898 m
Perth Road Playing Fields1.2 km

Nearby pharmacies

Mintons Chemist788 m
All Cures Pharmacy884 m

Nearby health

Westbury Medical Centre463 m
West Green Dental Practice893 m
Duckett Dental Surgery1.1 km
The Skin Laser & Cosmetic Surgery Clinic1.1 km
Food hygiene (5-star)62% of 55

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

BELMONT PROPERTY SERVICES LTD
KWABENA’S TRACK LTD
RASIMANA LTD
SYZYGIES LTD
YOUNG PEOPLE IN THE ARTS LTD

Investment

Investment grade, yield and market outlook

44

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 score15/100
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

34.4

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,917m
Crossrail 2 route1,988m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,983 nationally

1,800

Est. population

12,584/km²

63%

Employed

45%

Degree educated

£36,600

Median income

8.9%

Claimant rate

Inner cityHigh densityEstablished mixed

36

Community stability

Age profile

21%
27%
24%
16%
Under 1821%
18–3427%
35–4924%
50–6416%
65+13%

Tenure

23%
21%
42%
13%
Own outright23%
Own (mortgage)21%
Private rent42%
Social rent13%
Shared ownership2%
Rent free0%

Ethnicity

24%
31%
14%
White British24%
White Other32%
Asian14%
Black11%
Mixed7%
Other13%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine24%
No car household52%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent42%
Social rent13%

vs. London

Income vs London-12.9%

Planning

Conservation areas and development

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

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
8
Largest scheme
80 homes · THE FAMILY TREE PH, 472-480, THE FAMILY TREE PH, 472-480, LORDSHIP LANE, THE ROUNDWAY, N22 5DE
Pipeline pressure
LOW

Named schemes (500m)

REAR OF, 175-223, REAR OF, 175-223, DOWNHILLS WAY, N1734 homes
completed
233, 233, Sirdar Road, London, N22 6QU6 homes
completed
9, 9, Crossfield Road, LONDON, N17 6AY5 homes
completed
189, 189, Boundary Road, London, N22 6AL4 homes
completed
238, 238, Boundary Road, N22 6AJ4 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

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Key facts for N22 6AE

Full postcodeN22 6AE
Postcode districtN22
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.593853
Longitude-0.093766
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