Noel Park · Haringey · Southgate and Wood Green constituency · 51.59529, -0.10868

N22 6DF— Noel Park, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 52/100Transport 52/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
52
Schools
100
Transport
52
Environment
74
Investment
58

The bottom line

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

The catches: high noise levels nearby and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

Check your dealbreakers

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

Location

N22 6DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-5.0% vs London avg
vs London crime+214.0% vs London avg

Deep-dive guides for N22 6DF

🛡️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 6DF with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How N22 6DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lift Noel Park

Not yet inspected · 5 min walk

KS2: 110.3

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 13 min walk

P8: +0.47A8: 50.5

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 · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

204.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 291.8%

+150% vs borough

Crime by type

Other34%
Violence & sexual offences19%
Anti-social behaviour13%
Vehicle crime11%
Robbery7%
Burglary6%
Theft6%
Drug offences4%

Stop & search

9.5

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

9

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.6km

Crime is +214% above London average

Property

Prices, sales volume and market trends

Avg floor area56.1 m²

EPC breakdown

B
1%
C
7%
D
5%

Based on 13 properties · Confidence: medium

Street mix

Flat 96%Other 4%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£140,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2007–2022 · CAGR

+1.8%

Total change

+32%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.2%

per year

Acceleration

+23.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£209k£209k+0%14
GFC & correction2009–2012£222k£194k-12.9%1
Help-to-Buy recovery2013–2016£190k£439k+130.8%1.5
Brexit uncertainty2017–2017£405k£405k+0%1
Pandemic surge2021–2021£290k£290k+0%1
Rate-rise correction2022–2022£275k£275k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
4.5%
District
4.6%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Wood Green Underground StationPiccadilly line
3.1 min walk
Hornsey→ Euston· 2 tph
121 min

Nearby stations

Wood Green Underground StationPiccadilly
3 min walk
Turnpike Lane Underground StationPiccadilly
9 min walk
HornseyNational Rail
13 min walk
Bounds Green Underground StationPiccadilly
21 min walk
Harringay Green Lanes Rail StationSuffragette
27 min walk
No bus stops within 400m

69

Walkability score

379

Footpaths (500m)

0

Santander docks (800m)

3.9 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

15

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)111
Nearest car park67m
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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 97% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.2 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): 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 yield849.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NCL COVID MEDICINES DELIVERY UNIT

HARINGEY GP FEDERATION, 48 STATION ROAD, N22 7TY

4 min walk

6

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

366

Parks (1km)

54

Restaurants (800m)

22

Cafes (800m)

4

Pubs (400m)

6

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

12

Convenience

Nearest supermarketLidl · 215 m
3 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

141m

Post office

Nearby shops

Halal Food Direct Ltd135 m
Sainsbury's Local162 m
Misam Ali200 m
Brabant Food Express231 m

Nearby cafes

Charlie's68 m
Lucia87 m
Morrisons Cafe172 m
Costa175 m

Nearby restaurants

Kervan41 m
Ezra's Kitchen41 m
Capital Restaurants54 m
Five Guys70 m

Nearby pubs

Spouter's Corner149 m
The Nag's Head200 m
Smoky Lounge253 m
Karamel278 m

Nearby gyms

The Gym181 m
The Park Club - Pool421 m
The Park Club426 m
Wood Green Common Multi Use Game Area560 m

Nearby pharmacies

Greenwoods140 m
Boots191 m
Numark Pharmacy Express327 m
Crescent Pharmacy Express410 m

Nearby health

Dental Practice220 m
Park Vue299 m
Colosseum Dental437 m
Staunton Group Practice473 m
Food hygiene (5-star)73% of 267

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

MC GLOBAL GROUP LTD
VERTICAL FORMS LIMITED

Investment

Investment grade, yield and market outlook

58

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 score26/100
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

40.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,083m
Crossrail 2 route2,922m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,143 nationally

2,109

Est. population

7,435/km²

59%

Employed

38%

Degree educated

£39,900

Median income

10.1%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

31

Community stability

Age profile

17%
29%
28%
18%
Under 1817%
18–3429%
35–4928%
50–6418%
65+7%

Tenure

31%
39%
Own outright9%
Own (mortgage)12%
Private rent31%
Social rent39%
Shared ownership9%
Rent free1%

Ethnicity

18%
26%
27%
White British18%
White Other26%
Asian10%
Black27%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household67%
Unemployed4%
No qualifications23%

Housing tenure (Census 2021)

Social rent39%
Private rent31%

vs. London

Income vs London-5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
1
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
2
Under construction
0
Completed (3yr)
103
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)

Former Petrol Filling Station, 76, Mayes Road, London, N22, 76, Mayes Road, N2275 homes
completed
Land at, Land at, Lymington Avenue, N22 6JB66 homes
completed
Eclipse, 35, Eclipse, 35, STATION ROAD, N22 6UX62 homes
completed
51, 51, MAYES ROAD, N2218 homes
completed
CLUB BUILDING, CLUB BUILDING, BULLER ROAD, REDVERS ROAD, N22 5HF17 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 6DF? 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 6DF.
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 6DF

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

No spam. Unsubscribe anytime.

Key facts for N22 6DF

Full postcodeN22 6DF
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.595291
Longitude-0.108678
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