West Green · Haringey · 51.59423, -0.09170

N22 6FF— West Green, Haringey

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

The practical family move

 

Schools 100%Safety 75/100Transport 36/100Yield 3.76%

Best for: Families

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

Liveability
63
Safety
75
Schools
90
Transport
36
Environment
79
Investment
36

The bottom line

N22 6FF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N22 6FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.4% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for N22 6FF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How N22 6FF 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 · 4 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.7 incidents per 1,000 residents

Better than 53% of London
↑ Rising 437.5%

-25% vs borough

Crime by type

Other28%
Anti-social behaviour23%
Violence & sexual offences19%
Vehicle crime14%
Theft7%
Drug offences5%
Robbery3%
Burglary1%

Stop & search

2.9

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 · 1.4km

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area98.2 m²

EPC breakdown

A
8%
B
12%

Based on 20 properties · Confidence: medium

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£245,500
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.17 W/m²K
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
10.5 min walk
Harringay Green Lanes

Nearby stations

Turnpike Lane Underground StationPiccadilly
11 min walk
Wood Green Underground StationPiccadilly
16 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
19 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
22 min walk
Seven Sisters Underground StationVictoria
22 min walk
No bus stops within 400m

41

Walkability score

110

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)

4

EV chargers (800m)

Nearest car park719m
Santander docks (800m)0
Nearest cycle dock4.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.0 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.

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

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

219

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarket425 m
1 tennis courts1 swimming pools

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)

1.2km

Post office

Nearby shops

Villa Brazil Meat Market410 m
Mezo Food Centre492 m
Kim News495 m
Rose Supermarket507 m

Nearby cafes

Bolland and Crust36 m
Hub Café315 m
Westbury Cafe429 m
Tower Cafe438 m

Nearby restaurants

Alici’s407 m
Mien Tay415 m
Choko Restaurany415 m
Folkhouse423 m

Nearby pubs

The New Moon393 m
The Westbury472 m
Esplanade Club882 m
The Green Gate884 m

Nearby gyms

Kids swimming pool282 m
Chapman's Green Tennis Courts875 m
Bind Yoga Studio905 m

Nearby pharmacies

All Cures Pharmacy918 m

Nearby health

Westbury Medical Centre436 m
West Green Dental Practice910 m
Food hygiene (5-star)61% of 56

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

36

Investment score

Weak

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

28.8

Price growth score

D
Low

Development pressure

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,966m
Crossrail 2 route1,913m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,603 nationally

1,393

Est. population

£42,600

Median income

6.2%

Claimant rate

Inner city

Age profile

17%
25%
28%
15%
14%
Under 1817%
18–3425%
35–4928%
50–6415%
65+14%

Tenure

33%
23%
40%
Own outright33%
Own (mortgage)23%
Private rent40%
Social rent4%
Shared ownership1%

Ethnicity

25%
36%
14%
White British25%
White Other36%
Asian14%
Black8%
Mixed8%
Other10%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
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

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.4%
Ward turnout
39%
Election year
2026

Councillors

Anne Maureen GrayGreen
Seema ChandwaniLabour
Sarah Anne WilliamsLabour

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Key facts for N22 6FF

Full postcodeN22 6FF
Postcode districtN22
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.594234
Longitude-0.091700
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