Noel Park · Haringey · Tottenham constituency · 51.59614, -0.10255

N22 6LA— Noel Park, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 46/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
74
Schools
90
Transport
46
Environment
73
Investment
45

The bottom line

N22 6LA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N22 6LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.0% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for N22 6LA

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

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“High-connectivity investment target”

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How N22 6LA 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 · 1 min walk

KS2: 110.3

★★

Secondary

Mulberry Academy Woodside

Good · Inspected Feb 2022 · 10 min walk

P8: +0.18A8: 46.5

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.1 incidents per 1,000 residents

Better than 50% of London
↑ Rising 328.6%

-20% vs borough

Crime by type

Other33%
Anti-social behaviour22%
Violence & sexual offences22%
Vehicle crime9%
Robbery5%
Drug offences4%
Theft3%
Burglary2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.0km

Crime is 0% below 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£3,834/m²
Price per ft²£356/ft²
Avg floor area62.3 m²

EPC breakdown

C
13%
D
28%
E
6%

Based on 47 properties · Confidence: high

Street mix

Semi 5%Flat 95%

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£155,750
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+4.8%

Total change

+275%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.0%

per year

Acceleration

-51.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached5.1%
Flat/maisonette94.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£64k£79k+22.7%2
Post-dot-com plateau2001–2004£106k£177k+66.5%4.5
Pre-crash peak2005–2007£174k£180k+3.4%2.7
GFC & correction2008–2012£153k£185k+21.3%1.5
Help-to-Buy recovery2013–2015£178k£358k+100.8%2.7
Pandemic surge2020–2020£400k£400k+0%1
Current market2025–2025£240k£240k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
9%
District
9.2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Wood Green Underground StationPiccadilly
7 min walk
Turnpike Lane Underground StationPiccadilly
8 min walk
HornseyNational Rail
16 min walk
Bounds Green Underground StationPiccadilly
24 min walk
Harringay Green Lanes Rail StationSuffragette
27 min walk
No bus stops within 400m

59

Walkability score

334

Footpaths (500m)

0

Santander docks (800m)

4.1 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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)106
Nearest car park246m
Santander docks (800m)0
Nearest cycle dock4.1 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

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): 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

HAVERGAL SURGERY

10 HAVERGAL VILLAS, GREEN LANES, TOTTENHAM, N15 3DY

10 min walk

73%

Recommend GP

73%

Overall GP experience

7

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

354

Parks (1km)

45

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Westbury (407 m)

Nearest supermarketLidl · 383 m
6 tennis courts7 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

498m

Post office

Nearby shops

Tesco Express323 m
4 Mevsim Supermarket327 m
Euro Market Kubus341 m
Ceylan Supermarket343 m

Nearby cafes

Golden Cafe332 m
Lucia439 m
Westbury Cafe441 m
Charlie's480 m

Nearby restaurants

Sultan Shaurma339 m
Cozy Chicken364 m
Sweet Peppa366 m
Nefiss Kebab375 m

Nearby pubs

The Westbury407 m
Spouter's Corner440 m
The Nag's Head522 m
Rattle & Hum615 m

Nearby gyms

The Gym420 m
Chapman's Green Tennis Courts533 m
White Hart Lane Boxing Academy899 m
Perth Road Playing Fields905 m

Nearby pharmacies

Boots471 m
Greenwoods486 m
Numark Pharmacy Express580 m
Mintons Chemist606 m

Nearby health

Dental Practice457 m
Park Vue561 m
Colosseum Dental631 m
Westbury Medical Centre667 m
Food hygiene (5-star)66% of 190

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

AUSSIE SWAG LTD
GROW N22 C.I.C.
MANCAVE CONSTRUCTION LIMITED
SENRAV LIMITED

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 score24/100
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

52.9

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,163m
Crossrail 2 route2,620m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,786 nationally

1,844

Est. population

20,939/km²

59%

Employed

35%

Degree educated

£39,500

Median income

7.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

22%
26%
27%
17%
Under 1822%
18–3426%
35–4927%
50–6417%
65+8%

Tenure

16%
30%
43%
Own outright9%
Own (mortgage)16%
Private rent30%
Social rent43%
Shared ownership1%
Rent free1%

Ethnicity

21%
32%
18%
White British21%
White Other32%
Asian10%
Black18%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household60%
Unemployed10%
No qualifications23%

Housing tenure (Census 2021)

Social rent43%
Private rent30%

vs. London

Income vs London-6.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
5
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)
4

Housing pipeline (800m)

Homes approved
12
Under construction
0
Completed (3yr)
21
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)

Minerva (LAND ADJ TO WOODHALL HOUSE), Minerva (LAND ADJ TO WOODHALL HOUSE), LORDSHIP LANE, Bracknell Close, N22114 homes
completed
Land at, Land at, Lymington Avenue, N22 6JB66 homes
completed
675-679, 675-679, LORDSHIP LANE, N2216 homes
completed
673, 673, Lordship Lane, N22 5LA14 homes
completed
NOEL PARK DEPOT, NOEL PARK DEPOT, GLYNNE ROAD, N2211 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.2%
Ward turnout
36%
Election year
2026
MP
Mr David Lammy (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 6LA

Full postcodeN22 6LA
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.596136
Longitude-0.102550
Parliamentary constituencyTottenham
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