Noel Park · Haringey · Southgate and Wood Green constituency · 51.59583, -0.10835

N22 6LS— Noel Park, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 39/100Transport 57/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
61
Safety
39
Schools
100
Transport
57
Environment
74
Investment
59

The bottom line

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

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

Less suited to Families.

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Location

N22 6LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-5.0% vs London avg
vs London crime+333.0% vs London avg

Deep-dive guides for N22 6LS

🛡️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 6LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lift Noel Park

Not yet inspected · 4 min walk

KS2: 110.3

★★★

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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 22 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

281.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 359.6%

+244% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other41%
Violence & sexual offences16%
Theft12%
Robbery8%
Vehicle crime8%
Anti-social behaviour8%
Drug offences4%
Burglary3%

Stop & search

17.4

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

12

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.7km

Crime is +333% above London average

Property

Prices, sales volume and market trends

Avg floor area102.5 m²

EPC breakdown

D
4%

Based on 4 properties · Confidence: low

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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£256,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,569
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2014 · CAGR

+9.3%

Total change

+219%

Market Activity

Price Velocity & Acceleration

Current Velocity

+218.9%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£153k£153k+0%1
Help-to-Buy recovery2014–2014£488k£488k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Wood Green Underground StationPiccadilly line
2.5 min walk
Hornsey→ Euston· 2 tph
121 min

Nearby stations

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

68

Walkability score

433

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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)111
Nearest car park114m
Santander docks (800m)0
Nearest cycle dock3.9 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 waterLOW
Low
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: 7.1 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.2 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

4 min walk

6

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.2 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

379

Parks (1km)

54

Restaurants (800m)

22

Cafes (800m)

5

Pubs (400m)

6

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

12

Convenience

Nearest supermarketLidl · 253 m
3 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

205m

Post office

Nearby shops

Halal Food Direct Ltd102 m
Sainsbury's Local110 m
Brabant Food Express177 m
Wood Green News179 m

Nearby cafes

Lucia45 m
Charlie's132 m
Morrisons Cafe138 m
Naya186 m

Nearby restaurants

Capital Restaurants65 m
Taco Bell68 m
Ezra's Kitchen93 m
Kervan100 m

Nearby pubs

Spouter's Corner95 m
The Nag's Head163 m
Ludo's263 m
Smoky Lounge293 m

Nearby gyms

The Gym157 m
The Park Club - Pool479 m
The Park Club484 m
Wood Green Common Multi Use Game Area573 m

Nearby pharmacies

Greenwoods106 m
Boots247 m
Numark Pharmacy Express282 m
Crescent Pharmacy Express364 m

Nearby health

Park Vue254 m
Dental Practice272 m
Colosseum Dental386 m
Staunton Group Practice435 m
Food hygiene (5-star)74% of 262

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

59

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

39.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,142m
Crossrail 2 route2,934m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,373 nationally

1,781

Est. population

18,808/km²

51%

Employed

32%

Degree educated

£39,900

Median income

10.4%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

36

Community stability

Age profile

21%
27%
23%
19%
Under 1821%
18–3427%
35–4923%
50–6419%
65+10%

Tenure

18%
66%
Own outright6%
Own (mortgage)8%
Private rent18%
Social rent66%
Shared ownership2%
Rent free0%

Ethnicity

15%
22%
32%
13%
White British15%
White Other22%
Asian12%
Black32%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine27%
No car household66%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent66%
Private rent18%

vs. London

Income vs London-5.0%

Planning

Conservation areas and development

Conservation area
Yes
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)
103
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
51, 51, MAYES ROAD, N2218 homes
completed
CLUB BUILDING, CLUB BUILDING, BULLER ROAD, REDVERS ROAD, N22 5HF17 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 6LS

Full postcodeN22 6LS
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.595834
Longitude-0.108352
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