Noel Park · Haringey · Southgate and Wood Green constituency · 51.59249, -0.10387

N22 6HS— Noel Park, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 47/100Transport 56/100~4% 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
63
Safety
47
Schools
90
Transport
56
Environment
79
Investment
50

The bottom line

N22 6HS 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: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N22 6HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
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 6HS

🛡️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 6HS 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 · 16 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

8 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)

5

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.7km

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£9,193/m²
Price per ft²£854/ft²
Avg floor area76.2 m²

EPC breakdown

B
1%
C
4%
D
15%
E
2%

Based on 22 properties · Confidence: medium

Street mix

Semi 30%Terraced 70%

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£190,500
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)
RoofPitched, 100 mm loft insulation
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

1995–2025 · CAGR

+8%

Total change

+893%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.3%

per year

Acceleration

+19.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached30%
Terraced70%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£70k£73k+4.3%1
Post-dot-com plateau2004–2004£162k£162k+0%1
Pre-crash peak2006–2006£250k£250k+0%1
GFC & correction2008–2008£277k£277k+0%1
Help-to-Buy recovery2014–2015£410k£490k+19.5%1
Pandemic surge2021–2021£538k£538k+0%2
Current market2025–2025£695k£695k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
3.1 min walk
Hornsey

Nearby stations

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

67

Walkability score

181

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 park147m
Santander docks (800m)0
Nearest cycle dock3.8 km

Connectivity

Broadband and mobile coverage

95%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed478 Mbps
Median download450 Mbps
Superfast coverage95%
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: 6.8 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 46%
More green space than 85% 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

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.7 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

264

Parks (1km)

56

Restaurants (800m)

24

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

17

Convenience

Nearest supermarketJiahe Supermarket · 140 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)

387m

Post office

Nearby shops

Tugra Baklava182 m
Delta Bakery194 m
Tesco Express201 m
Kashmir209 m

Nearby cafes

Rosten139 m
Chef's Delight172 m
Sark Kosesi179 m
Harvest Cafe211 m

Nearby restaurants

Spinzers121 m
Tarshish134 m
Greggs137 m
Il Bibo's168 m

Nearby pubs

The Toll Gate293 m
The Westbury395 m
Spouter's Corner575 m
The Green Gate607 m

Nearby gyms

The Gym289 m
The Park Club647 m
The Park Club - Pool649 m
Fitnastic895 m

Nearby pharmacies

Mintons Chemist193 m
Boots314 m
Sia Pharmacy523 m
Greenwoods589 m

Nearby health

Dental Practice275 m
Millenium Dental Practice278 m
Sky Dental Practice490 m
Hornsey Wood Green GP Surgery568 m
Food hygiene (5-star)68% of 219

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

TRICO SHIPPING LTD

Investment

Investment grade, yield and market outlook

50

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 months1

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

8/100

Velocity score

Future outlook

52.6

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,759m
Crossrail 2 route2,479m

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%

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)
50
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

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Key facts for N22 6HS

Full postcodeN22 6HS
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.592488
Longitude-0.103871
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