Noel Park · Haringey · Tottenham constituency · 51.59567, -0.09632

N22 6PU— Noel Park, Haringey

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

The family fortress

 

Schools 100%Safety 76/100Transport 38/100Low yield 3.25%

Best for: Families

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

Liveability
60
Safety
76
Schools
90
Transport
38
Environment
69
Investment
43

The bottom line

N22 6PU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £590,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N22 6PU

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 avg price+13.5% vs London avg
vs London income-6.0% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for N22 6PU

🛡️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 6PU 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 · 12 min walk

P8: +0.18A8: 46.5

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 16 min walk

5 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.7km

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£590,000

Median sale price

Above London median by 13%

£590,000 is 13% above the London median (£520,000)

-5.2%

This year

Terraced

Dominant type

Price history

5-year change
+10.3%
Sales (24 months)7
New build0.0%
Avg terraced£590,000
Price per m²£8,429/m²
Price per ft²£783/ft²
Avg floor area69 m²

EPC breakdown

C
11%
D
34%
E
3%
G
1%

Based on 49 properties · Confidence: high

Street mix

Terraced 100%

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£17,000
First-time buyerFTB
£8,250
Additional propertyBTL/2nd
£34,700

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

14.9×

Price-to-income

£2,951/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£172,500
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

1995–2026 · CAGR

+7.6%

Total change

+858%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.6%

per year

Acceleration

-7.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 79 sales

Property Type Mix

Total: 79 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£124k+106.7%2.3
Post-dot-com plateau2001–2004£137k£206k+50%3.2
Pre-crash peak2005–2007£205k£261k+27.4%4.7
GFC & correction2008–2012£276k£279k+1.1%3
Help-to-Buy recovery2013–2016£315k£521k+65.2%2
Brexit uncertainty2017–2019£560k£528k-5.8%1
Pandemic surge2020–2021£525k£535k+1.9%4
Rate-rise correction2023–2023£565k£565k+0%1
Current market2024–2026£585k£575k-1.7%2.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
8%
District
7.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

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 min walk
Hornsey

Nearby stations

Turnpike Lane Underground StationPiccadilly
9 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

134

Footpaths (500m)

0

Santander docks (800m)

4.1 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)

Nearest car park493m
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 waterLOW
Low
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: 7.1 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 · 1.8 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

250

Parks (1km)

13

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarket601 m
2 tennis courts1 swimming pools2 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)

890m

Post office

Nearby shops

Villa Brazil Meat Market465 m
Altindis Supermarket552 m
Ceylan Supermarket570 m
4 Mevsim Supermarket584 m

Nearby cafes

Westbury Cafe260 m
Bolland and Crust345 m
Tower Cafe441 m
Golden Cafe582 m

Nearby restaurants

Folkhouse225 m
Choko Restaurany336 m
Mien Tay345 m
Real King Kebab374 m

Nearby pubs

The Westbury278 m
The New Moon419 m
The Toll Gate883 m
The Green Gate894 m

Nearby gyms

Chapman's Green Tennis Courts576 m
Kids swimming pool636 m
Perth Road Playing Fields918 m
White Hart Lane Boxing Academy1.0 km

Nearby pharmacies

Mintons Chemist762 m
All Cures Pharmacy1.1 km

Nearby health

Westbury Medical Centre330 m
Millenium Dental Practice834 m
Food hygiene (5-star)64% of 64

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

BGTV LTD
DINES X LIMITED
HOLLIE TRADING LTD
PEREGRINE PENSIONS LTD
VSG HOLDING LTD

+1 more

Investment

Investment grade, yield and market outlook

43

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

42.5

Price growth score

D
Medium

Development pressure

High

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route11,112m
Crossrail 2 route2,254m

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%
Price vs London+13.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
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)

REAR OF, 175-223, REAR OF, 175-223, DOWNHILLS WAY, N1734 homes
completed
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
498 Lordship Lane, Wood Green, London, N22 5DE, Lordship Lane, N22 5DE5 homes
completed
12, Sirdar Road, London, N22 6RG, 12, N22 6RG5 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 (£590,000)

£17,000

Standard buyer

£8,250

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.

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Key facts for N22 6PU

Full postcodeN22 6PU
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.595666
Longitude-0.096318
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