Noel Park · Haringey · Tottenham constituency · 51.59611, -0.09672

N22 6PT— Noel Park, Haringey

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

The family fortress

 

Schools 100%Safety 76/100Transport 37/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
59
Safety
76
Schools
90
Transport
37
Environment
69
Investment
42

The bottom line

N22 6PT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N22 6PT

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-15.0% vs London avg

Deep-dive guides for N22 6PT

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N22 6PT 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 · 4 min walk

KS2: 101.4

★★

Secondary

Mulberry Academy Woodside

Good · Inspected Feb 2022 · 11 min walk

P8: +0.18A8: 46.5

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.4 incidents per 1,000 residents

Better than 58% of London
↑ Rising 441.2%

-32% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour21%
Other18%
Vehicle crime9%
Drug offences7%
Robbery5%
Burglary5%
Theft3%

Stop & search

4.2

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.8km

Crime is 15% 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£7,640/m²
Price per ft²£710/ft²
Avg floor area88.6 m²

EPC breakdown

C
8%
D
9%
E
1%
F
1%
G
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 6%Terraced 94%

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£221,500
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 DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+7.5%

Total change

+554%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.1%

per year

Acceleration

+21.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached6.3%
Terraced93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£104k£104k+0%1
Post-dot-com plateau2003–2003£205k£205k+0%1
Pre-crash peak2005–2006£233k£230k-1.3%1.5
GFC & correction2008–2012£294k£300k+2%1
Help-to-Buy recovery2013–2016£350k£560k+60%1
Brexit uncertainty2018–2019£535k£500k-6.5%1
Pandemic surge2020–2021£575k£566k-1.5%1
Current market2025–2025£680k£680k+0%1

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
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

38

Walkability score

164

Footpaths (500m)

0

Santander docks (800m)

4.2 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

7

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)30
Nearest car park506m
Santander docks (800m)0
Nearest cycle dock4.2 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: 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: 7.2 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.4 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

3 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

269

Parks (1km)

13

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarket657 m
2 tennis courts3 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)

874m

Post office

Nearby shops

Villa Brazil Meat Market466 m
Altindis Supermarket496 m
Ceylan Supermarket516 m
4 Mevsim Supermarket531 m

Nearby cafes

Westbury Cafe299 m
Bolland and Crust391 m
Tower Cafe435 m
Golden Cafe528 m

Nearby restaurants

Folkhouse262 m
Choko Restaurany324 m
Mien Tay333 m
Real King Kebab358 m

Nearby pubs

The Westbury310 m
The New Moon418 m
The Toll Gate901 m
The Green Gate937 m

Nearby gyms

Chapman's Green Tennis Courts520 m
Kids swimming pool682 m
The Gym781 m
Perth Road Playing Fields864 m

Nearby pharmacies

Mintons Chemist780 m

Nearby health

Westbury Medical Centre312 m
Millenium Dental Practice855 m
Food hygiene (5-star)62% of 68

Business

Local businesses registered here

Active businesses
2
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

A

High street health

Registered businesses

SJ CONSTRUCT LTD
T & C ACCOUNTANCY SERVICES LIMITED

Investment

Investment grade, yield and market outlook

42

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 score14/100
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

30.2

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,161m
Crossrail 2 route2,308m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,384 nationally

1,660

Est. population

20,842/km²

63%

Employed

43%

Degree educated

£39,500

Median income

7.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

19%
27%
28%
17%
Under 1819%
18–3427%
35–4928%
50–6417%
65+10%

Tenure

18%
21%
36%
24%
Own outright18%
Own (mortgage)21%
Private rent36%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

27%
31%
14%
White British27%
White Other31%
Asian11%
Black14%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine23%
No car household55%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent36%
Social rent24%

vs. London

Income vs London-6.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
3
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
11
Under construction
0
Completed (3yr)
8
Largest scheme
80 homes · THE FAMILY TREE PH, 472-480, THE FAMILY TREE PH, 472-480, LORDSHIP LANE, THE ROUNDWAY, N22 5DE
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
233, 233, Sirdar Road, London, N22 6QU6 homes
completed
12, Sirdar Road, London, N22 6RG, 12, N22 6RG5 homes
completed
498 Lordship Lane, Wood Green, London, N22 5DE, Lordship Lane, N22 5DE5 homes
completed
28, 28, Westbury Avenue, Wood Green, N22 6RS4 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 6PT

Full postcodeN22 6PT
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.596114
Longitude-0.096718
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