Noel Park · Haringey · Tottenham constituency · 51.59807, -0.09824

N22 6PG— Noel Park, Haringey

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

Capital growth story in progress

 

Schools 100%Safety 74/100Transport 40/100Yield 3.82%

Best for: Families

Compare areas

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

Liveability
59
Safety
74
Schools
90
Transport
40
Environment
60
Investment
48

The bottom line

N22 6PG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £502,500 median — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N22 6PG scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N22 6PG meets your needs.

Location

N22 6PG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-3.4% vs London avg
vs London income-6.0% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for N22 6PG

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N22 6PG with:

Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe

“Capital growth story in progress”

Share:WhatsAppShare on X

How N22 6PG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Lordship Lane Primary School

Good · Inspected Apr 2023 · 3 min walk

KS2: 101.4

★★

Secondary

Mulberry Academy Woodside

Good · Inspected Feb 2022 · 8 min walk

P8: +0.18A8: 46.5

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 14 min walk

5 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.9km

Crime is 0% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£502,500

Median sale price

3% below London median

£502,500 is 3% below the London median (£520,000)

+13.0%

This year

Terraced

Dominant type

Price history

5-year change
+27.2%
Sales (24 months)5
New build0.0%
Avg terraced£502,500
Price per m²£8,800/m²
Price per ft²£818/ft²
Avg floor area56.8 m²

EPC breakdown

B
1%
C
12%
D
45%
E
3%
F
2%

Based on 63 properties · Confidence: high

Street mix

Semi 2%Terraced 98%

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£12,625
First-time buyerFTB
£3,875
Additional propertyBTL/2nd
£27,700

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

12.7×

Price-to-income

£2,514/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£142,000
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, no insulation (assumed)
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

1995–2026 · CAGR

+7.6%

Total change

+874%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.0%

per year

Acceleration

+22.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 62 sales

Property Type Mix

Total: 62 sales

Semi-detached1.6%
Terraced98.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£135k+155.4%2.3
Post-dot-com plateau2001–2004£136k£163k+20%2.5
Pre-crash peak2005–2007£205k£232k+13.2%2.7
GFC & correction2008–2012£245k£240k-2%1.4
Help-to-Buy recovery2013–2016£250k£420k+68%2
Brexit uncertainty2017–2019£438k£330k-24.7%1.5
Pandemic surge2020–2021£449k£395k-12.1%2
Rate-rise correction2022–2023£555k£494k-11%1
Current market2024–2026£503k£515k+2.5%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
7.4%
District
7.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Wood Green Underground StationPiccadilly
10 min walk
Turnpike Lane Underground StationPiccadilly
12 min walk
HornseyNational Rail
20 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
25 min walk
White Hart Lane Rail StationWeaver · Greater Anglia
26 min walk
No bus stops within 400m

37

Walkability score

293

Footpaths (500m)

0

Santander docks (800m)

4.3 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)30
Nearest car park420m
Santander docks (800m)0
Nearest cycle dock4.3 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: 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: 7.4 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.6 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

WESTBURY MEDICAL CENTRE

THE SURGERY, 205 WESTBURY AVENUE, WOOD GREEN, N22 6RX

4 min walk

73%

Recommend GP

73%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.1 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

327

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The New Moon (483 m)

Nearest supermarketJiahe Supermarket · 820 m
6 tennis courts6 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)

864m

Post office

Nearby shops

Altindis Supermarket273 m
Ceylan Supermarket306 m
4 Mevsim Supermarket331 m
Tesco Express343 m

Nearby cafes

Golden Cafe325 m
Tower Cafe475 m
Westbury Cafe508 m
Bolland and Crust600 m

Nearby restaurants

Nefiss Kebab270 m
Sweet Peppa278 m
Cozy Chicken282 m
Sultan Shaurma313 m

Nearby pubs

The New Moon483 m
The Westbury504 m
Spouter's Corner753 m
The Toll Gate1.0 km

Nearby gyms

Chapman's Green Tennis Courts280 m
Perth Road Playing Fields640 m
The Gym689 m
White Hart Lane Boxing Academy713 m

Nearby pharmacies

Boots839 m
Mintons Chemist906 m

Nearby health

Westbury Medical Centre335 m
Dental Practice824 m
Millenium Dental Practice989 m
Food hygiene (5-star)65% of 62

Business

Local businesses registered here

Active businesses
6
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

BOND STREET ONE LIMITED
DENIS I&S LTD
GILT HOUSE MANAGEMENT LIMITED
GUMBENA MEDIA LTD
GWEELAN LTD

+1 more

Investment

Investment grade, yield and market outlook

48

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

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

8/100

Velocity score

Future outlook

52.5

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,377m
Crossrail 2 route2,535m

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%
Price vs London-3.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
4
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

Housing pipeline (800m)

Homes approved
9
Under construction
0
Completed (3yr)
9
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)

MISSION HALL, NOW 1-11 GARDNER COURT, MISSION HALL, NOW 1-11 GARDNER COURT, WILLINGDON ROAD, N2211 homes
completed
r/o 606, r/o 606, Lordship Lane, N22 5JH8 homes
completed
606, 606, Lordship Lane, Wood Green, N22 5JH8 homes
completed
591, 591, Lordship Lane, Wood Green, N22 5LE7 homes
completed
44, 44, Eldon Road, Wood Green, N22 5DX6 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£502,500)

£12,625

Standard buyer

£3,875

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in N22 6PG? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N22 6PG.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

What else could £503k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track N22 6PG

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N22 6PG

Full postcodeN22 6PG
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.598072
Longitude-0.098239
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