Noel Park · Haringey · Southgate and Wood Green constituency · 51.59614, -0.10957

N22 6DS— Noel Park, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 52/100Transport 53/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
64
Safety
52
Schools
100
Transport
53
Environment
74
Investment
45

The bottom line

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

The catches: very high noise — check proximity to rail lines and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N22 6DS

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 6DS

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

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Postcode Personality

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“High-connectivity investment target”

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How N22 6DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Michael's CofE Primary School

Not yet inspected · Inspected Jun 2025 · 6 min walk

KS2: 104.6

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 12 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 · 23 min walk

6 primaries · 2 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

96

Road safety score

4

Accidents (5yr)

18

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

5

Incidents (1yr)

15

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.6km

Crime is +214% 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£21,036/m²
Price per ft²£1,954/ft²
Avg floor area62 m²

EPC breakdown

B
3%
C
13%
D
17%
E
4%

Based on 37 properties · Confidence: high

Street mix

Semi 10%Terraced 30%Flat 20%Other 40%

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£155,000
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 CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.1%

Total change

+425%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1429.4%

per year

Acceleration

+1509.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Terraced50%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£248k£248k+0%1
Post-dot-com plateau2002–2002£420k£420k+0%1
Pre-crash peak2006–2006£155k£155k+0%1
GFC & correction2009–2012£429k£85k-80.2%1
Current market2024–2024£1.30m£1.30m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
1.8 min walk
Hornsey→ Euston· 2 tph
121 min

Nearby stations

Wood Green Underground StationPiccadilly
2 min walk
Turnpike Lane Underground StationPiccadilly
10 min walk
HornseyNational Rail
14 min walk
Bounds Green Underground StationPiccadilly
20 min walk
Harringay Green Lanes Rail StationSuffragette
28 min walk
No bus stops within 400m

69

Walkability score

476

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

17

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)111
Nearest car park98m
Santander docks (800m)0
Nearest cycle dock3.9 km

Connectivity

Broadband and mobile coverage

84%

Full fibre

84%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed424 Mbps
Median download422 Mbps
Superfast coverage84%
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.3 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): 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

3 min walk

6

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

364

Parks (1km)

35

Restaurants (800m)

15

Cafes (800m)

7

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

10

Convenience

Nearest supermarketMleczko · 161 m
3 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

240m

Post office

Nearby shops

Halal Food Direct Ltd28 m
Sainsbury's Local77 m
Wood Green News134 m
Brabant Food Express137 m

Nearby cafes

Lucia48 m
Morrisons Cafe61 m
Naya131 m
Naya Cafe & Deli133 m

Nearby restaurants

Taco Bell56 m
Capital Restaurants61 m
McDonald's96 m
Nando's105 m

Nearby pubs

Spouter's Corner73 m
The Nag's Head88 m
Ludo's175 m
Smoky Lounge237 m

Nearby gyms

The Gym159 m
The Park Club - Pool452 m
The Park Club458 m
Wood Green Common Multi Use Game Area487 m

Nearby pharmacies

Greenwoods32 m
Numark Pharmacy Express218 m
Boots300 m
Crescent Pharmacy Express302 m

Nearby health

Park Vue191 m
Colosseum Dental331 m
Dental Practice332 m
Staunton Group Practice361 m
Food hygiene (5-star)78% of 228

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
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

AM VISION CONSULTANCY LTD
DOMINION DIRECT (UK) LIMITED
ECOMT LIMITED
HALAL FOOD DIRECT LTD
IWONA STUDIO LTD

+8 more

Investment

Investment grade, yield and market outlook

45

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

4/100

Velocity score

Future outlook

43.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,181m
Crossrail 2 route3,024m

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)
92
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
Cambridge House 109, Cambridge House 109, Mayes Road, N22 6UR19 homes
completed
51, 51, MAYES ROAD, N2218 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

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Key facts for N22 6DS

Full postcodeN22 6DS
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.596141
Longitude-0.109567
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