Noel Park · Haringey · Southgate and Wood Green constituency · 51.59273, -0.10409

N22 6FD— Noel Park, Haringey

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

The practical family move

 

Schools 100%Safety 47/100Transport 56/100Yield 8.17%⚠ Knotweed sites nearby

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
47
Schools
90
Transport
56
Environment
79
Investment
67

The bottom line

N22 6FD offers exceptional schools (100% Good/Outstanding) and a green environment at £235,000 median — strong value for Most buyers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N22 6FD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-54.8% vs London avg
vs London income-5.0% vs London avg
vs London crime+260.0% vs London avg

Deep-dive guides for N22 6FD

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

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How N22 6FD 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 · 4 min walk

KS2: 110.3

★★

Secondary

Mulberry Academy Woodside

Good · Inspected Feb 2022 · 15 min walk

P8: +0.18A8: 46.5

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 16 min walk

9 primaries · 0 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.7km

Crime is +260% above 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.

£235,000

Median sale price

Bottom 25% — 55% below London median

£235,000 is 55% below the London median (£520,000)

Terraced

Dominant type

Price history

Sales (24 months)6
New build0.0%
Avg terraced£235,000
Price per m²£2,052/m²
Price per ft²£191/ft²
Avg floor area114.5 m²

EPC breakdown

C
6%

Based on 6 properties · Confidence: low

Street mix

Terraced 100%

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£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,050

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

5.9×

Price-to-income

£1,176/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£286,250
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.22 W/m²K
RoofAverage thermal transmittance 0.13 W/m²K
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £200k–£250k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2025–2025£235k£235k+0%6

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Turnpike Lane Underground StationPiccadilly
4 min walk
Wood Green Underground StationPiccadilly
8 min walk
HornseyNational Rail
11 min walk
Harringay Green Lanes Rail StationSuffragette
22 min walk
Bounds Green Underground StationPiccadilly
26 min walk
No bus stops within 400m

67

Walkability score

185

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

15

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)106
Nearest car park128m
Santander docks (800m)0
Nearest cycle dock3.8 km

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: 6.8 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 64%
More green space than 84% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.8 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

5 min walk

73%

Recommend GP

73%

Overall GP experience

7

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.8 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

287

Parks (1km)

57

Restaurants (800m)

26

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

17

Convenience

Nearest supermarketJiahe Supermarket · 170 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)

362m

Post office

Nearby shops

Kashmir180 m
Euro Market Kubus180 m
Tugra Baklava210 m
Delta Bakery223 m

Nearby cafes

Rosten166 m
Chef's Delight197 m
Sark Kosesi209 m
Harvest Cafe241 m

Nearby restaurants

Spinzers123 m
Il Bibo's147 m
Greggs158 m
Tarshish161 m

Nearby pubs

The Toll Gate314 m
The Westbury403 m
Spouter's Corner545 m
Smoky Lounge610 m

Nearby gyms

The Gym262 m
The Park Club631 m
The Park Club - Pool633 m
Fitnastic905 m

Nearby pharmacies

Mintons Chemist219 m
Boots290 m
Sia Pharmacy533 m
Greenwoods559 m

Nearby health

Dental Practice251 m
Millenium Dental Practice304 m
Sky Dental Practice499 m
Hornsey Wood Green GP Surgery574 m
Food hygiene (5-star)68% of 222

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

67

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
8.2% (high)London avg: 3.8%Strong yield — top 5% of London
Gentrification score28/100
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

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

58.6

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,785m
Crossrail 2 route2,505m

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

Urban coreVery 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%
Price vs London-54.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
6
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)
2

Housing pipeline (800m)

Homes approved
10
Under construction
0
Completed (3yr)
125
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)

Land at, Land at, Lymington Avenue, N22 6JB66 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
Whymark House &12-14, Whymark House &12-14, High Road, N229 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£235,000)

£0

Standard buyer

£0

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 6FD

Full postcodeN22 6FD
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.592726
Longitude-0.104092
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