Noel Park · Haringey · Tottenham constituency · 51.59405, -0.10321

N22 6PP— Noel Park, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 54/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
74
Schools
90
Transport
54
Environment
77
Investment
62

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N22 6PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.0% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for N22 6PP

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N22 6PP 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 · 2 min walk

KS2: 110.3

★★

Secondary

Mulberry Academy Woodside

Good · Inspected Feb 2022 · 13 min walk

P8: +0.18A8: 46.5

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.0 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 300.0%

-13% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour24%
Other23%
Vehicle crime9%
Burglary6%
Theft5%
Drug offences3%
Robbery2%

Stop & search

1.7

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: Hornsey Fire Station · 1.9km

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area89.8 m²

EPC breakdown

C
6%
D
11%
E
6%
F
2%

Based on 25 properties · Confidence: medium

Street mix

Semi 50%Terraced 50%

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£224,500
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, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+8.3%

Total change

+759%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.4%

per year

Acceleration

+1.40

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached50%
Terraced50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£150k+154.2%1
Post-dot-com plateau2001–2002£125k£210k+68%1
Pre-crash peak2006–2007£250k£310k+24%1
Help-to-Buy recovery2016–2016£535k£535k+0%1
Brexit uncertainty2019–2019£500k£500k+0%1
Pandemic surge2020–2020£500k£500k+0%1
Rate-rise correction2022–2022£507k£507k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

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
5.1 min walk
Hornsey

Nearby stations

Turnpike Lane Underground StationPiccadilly
5 min walk
Wood Green Underground StationPiccadilly
7 min walk
HornseyNational Rail
13 min walk
Harringay Green Lanes Rail StationSuffragette
24 min walk
Bounds Green Underground StationPiccadilly
26 min walk
No bus stops within 400m

63

Walkability score

266

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

14

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)106
Nearest car park25m
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 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: 6.9 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% 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

7 min walk

73%

Recommend GP

73%

Overall GP experience

7

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.9 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

298

Parks (1km)

50

Restaurants (800m)

23

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

6

Convenience

No pubs within 400m — nearest: The Westbury (337 m)

Nearest supermarketJiahe Supermarket · 302 m
2 tennis courts2 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)

393m

Post office

Nearby shops

Euro Market Kubus187 m
Kashmir192 m
Wood Green Mini Market332 m
Tugra Baklava356 m

Nearby cafes

Rosten317 m
Sark Kosesi339 m
Chef's Delight351 m
Harvest Cafe364 m

Nearby restaurants

Il Bibo's242 m
JI252 m
Spinzers275 m
McDonald's278 m

Nearby pubs

The Westbury337 m
The Toll Gate473 m
Spouter's Corner484 m
The Nag's Head566 m

Nearby gyms

The Gym290 m
The Park Club708 m
The Park Club - Pool708 m
Chapman's Green Tennis Courts765 m

Nearby pharmacies

Boots336 m
Mintons Chemist370 m
Greenwoods512 m
Numark Pharmacy Express664 m

Nearby health

Dental Practice306 m
Millenium Dental Practice456 m
Park Vue639 m
Sky Dental Practice652 m
Food hygiene (5-star)67% of 199

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

DEYAN LOGISTICS LTD
KOLEV GROUP LTD
MAXIM VSP LIMITED
MM83LOGISTIC LTD

Investment

Investment grade, yield and market outlook

62

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

40

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,931m
Crossrail 2 route2,527m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,893 nationally

1,802

Est. population

14,219/km²

57%

Employed

36%

Degree educated

£39,500

Median income

8.6%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

36

Community stability

Age profile

20%
26%
23%
21%
Under 1820%
18–3426%
35–4923%
50–6421%
65+10%

Tenure

13%
15%
30%
41%
Own outright13%
Own (mortgage)15%
Private rent30%
Social rent41%
Shared ownership0%
Rent free0%

Ethnicity

24%
27%
14%
18%
White British24%
White Other27%
Asian14%
Black18%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine25%
No car household56%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent41%
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)
10
Development activity
high
Residential apps (800m)
7
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)
37
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
675-679, 675-679, LORDSHIP LANE, N2216 homes
completed
673, 673, Lordship Lane, N22 5LA14 homes
completed
MISSION HALL, NOW 1-11 GARDNER COURT, MISSION HALL, NOW 1-11 GARDNER COURT, WILLINGDON ROAD, N2211 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 6PP

Full postcodeN22 6PP
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.594051
Longitude-0.103214
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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