Noel Park · Haringey · Southgate and Wood Green constituency · 51.59107, -0.10278

N22 6BS— Noel Park, Haringey

Location and area intelligence for N22 6BS, Noel Park, Haringey

High-connectivity investment target

 

Schools 100%Safety 47/100Transport 54/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
47
Schools
90
Transport
54
Environment
80
Investment
49

The bottom line

N22 6BS offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how N22 6BS 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 6BS meets your needs.

Location

N22 6BS

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-5.0% vs London avg
vs London crime+260.0% vs London avg

Deep-dive guides for N22 6BS

🛡️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 6BS with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How N22 6BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lift Noel Park

Not yet inspected · 6 min walk

KS2: 110.3

★★

Secondary

Mulberry Academy Woodside

Good · Inspected Feb 2022 · 17 min walk

P8: +0.18A8: 46.5

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

Medium crime

233.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 300.9%

+186% vs borough

Crime by type

Other30%
Violence & sexual offences20%
Anti-social behaviour16%
Theft13%
Vehicle crime8%
Robbery7%
Burglary5%
Drug offences2%

Stop & search

8.0

per 1,000 residents

→ Stable

trend

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

11

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.8km

Crime is +260% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,822/m²
Price per ft²£634/ft²
Avg floor area64.6 m²

EPC breakdown

C
18%
D
20%
E
9%
G
1%

Based on 48 properties · Confidence: high

Street mix

Semi 9%Terraced 21%Detached 3%Flat 56%Other 12%

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£161,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+5.4%

Total change

+340%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.6%

per year

Acceleration

-22.01

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £300k–£350k · 28 sales

Property Type Mix

Total: 28 sales

Detached3.6%
Semi-detached10.7%
Terraced25%
Flat/maisonette60.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£100k£61k-38.5%1.5
Post-dot-com plateau2002–2004£122k£234k+91.6%1.7
Pre-crash peak2005–2007£275k£317k+15.3%2
GFC & correction2011–2011£185k£185k+0%1
Help-to-Buy recovery2013–2016£480k£426k-11.3%4
Brexit uncertainty2018–2018£630k£630k+0%2
Pandemic surge2020–2020£358k£358k+0%2
Rate-rise correction2022–2023£310k£405k+30.6%1
Current market2025–2025£440k£440k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
8.3%
District
8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Turnpike Lane Underground StationPiccadilly line
1.1 min walk
Hornsey

Nearby stations

Turnpike Lane Underground StationPiccadilly
1 min walk
HornseyNational Rail
10 min walk
Wood Green Underground StationPiccadilly
11 min walk
Harringay Green Lanes Rail StationSuffragette
20 min walk
Seven Sisters Rail StationGreater Anglia · Weaver
27 min walk
No bus stops within 400m

69

Walkability score

191

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★41 min
Waterloo48 min ↑
Canary Wharf55 min ↑
City47 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

11

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)119
Nearest car park210m
Santander docks (800m)0
Nearest cycle dock3.8 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: 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 AONB34% green spaceTree canopy: 25%
More green space than 89% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.7 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

3 min walk

73%

Recommend GP

73%

Overall GP experience

5

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

349

Parks (1km)

50

Restaurants (800m)

25

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

15

Convenience

Nearest supermarketJiahe Supermarket · 36 m
1 tennis courts1 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)

465m

Post office

Nearby shops

Delta Bakery57 m
Tugra Baklava61 m
Tesco Express90 m
Local Express110 m

Nearby cafes

Sark Kosesi9 m
Harvest Cafe36 m
Rosten85 m
Olive Brunch94 m

Nearby restaurants

Sunny Beach38 m
Tennessee Express42 m
The Turkish Kebab46 m
Crepe Station52 m

Nearby pubs

The Toll Gate208 m
The Westbury408 m
The Green Gate433 m
Emporer Banqueting Suite593 m

Nearby gyms

The Gym447 m
The Park Club745 m
The Park Club - Pool749 m
Fitnastic842 m

Nearby pharmacies

Mintons Chemist91 m
Boots462 m
Sia Pharmacy486 m
Greenwoods759 m

Nearby health

Millenium Dental Practice155 m
Dental Practice422 m
Sky Dental Practice462 m
Hornsey Wood Green GP Surgery551 m
Food hygiene (5-star)63% of 180

Business

Local businesses registered here

Active businesses
44
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
25
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

16 ROGERS HOUSE LTD
95 BBL LTD
AR SOLUTION LONDON LTD
AROMA LATINO LIMITED
ARTIST LOUNGE LTD

+15 more

Investment

Investment grade, yield and market outlook

49

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

55.3

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,599m
Crossrail 2 route2,340m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,966 nationally

1,869

Est. population

17,082/km²

64%

Employed

46%

Degree educated

£39,900

Median income

9.2%

Claimant rate

Inner cityVery high densityRenters

27

Community stability

Age profile

15%
35%
24%
16%
Under 1815%
18–3435%
35–4924%
50–6416%
65+10%

Tenure

16%
54%
16%
Own outright16%
Own (mortgage)13%
Private rent54%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

23%
32%
17%
13%
White British23%
White Other32%
Asian17%
Black13%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine22%
No car household67%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Private rent54%
Social rent16%

vs. London

Income vs London-5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
6
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)
1

Housing pipeline (800m)

Homes approved
14
Under construction
0
Completed (3yr)
50
Largest scheme
67 homes · MILTON ROAD DEPOT, 70, MILTON ROAD DEPOT, 70, MILTON ROAD, N15
Pipeline pressure
LOW

Named schemes (500m)

MILTON ROAD DEPOT, 70, MILTON ROAD DEPOT, 70, MILTON ROAD, N1567 homes
completed
14a, 14a, Willoughby Road, N8 0JJ25 homes
completed
NOEL PARK DEPOT, NOEL PARK DEPOT, GLYNNE ROAD, N2211 homes
completed
21, 21, Willoughby Road, N8 0JE9 homes
completed
Queens Head, 677, Green Lanes, London, N8 0QY, Green Lanes, N8 0QY9 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.2%
Ward turnout
36%
Election year
2026
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Johann BeckfordGreen
Simon Matthew ClarkGreen
Erin WolsonGreen

Live in N22 6BS? 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 6BS.
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 6BS

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

No spam. Unsubscribe anytime.

Key facts for N22 6BS

Full postcodeN22 6BS
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.591068
Longitude-0.102775
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