West Green · Haringey · Tottenham constituency · 51.59388, -0.09626

N22 6QS— West Green, Haringey

Location and area intelligence for N22 6QS, West Green, Haringey

The family fortress

 

Schools 100%Safety 76/100Transport 40/100Yield 3.76%

Best for: Families

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

Liveability
60
Safety
76
Schools
90
Transport
40
Environment
74
Investment
44

The bottom line

N22 6QS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £510,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N22 6QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-1.9% vs London avg
vs London income-12.9% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for N22 6QS

🛡️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 6QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Belmont Junior School

Good · Inspected Apr 2022 · 3 min walk

KS2: 106.7

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 11 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.9 incidents per 1,000 residents

Better than 55% of London
↑ Rising 657.1%

-28% vs borough

Crime by type

Violence & sexual offences27%
Other21%
Anti-social behaviour19%
Vehicle crime12%
Burglary7%
Drug offences5%
Theft5%
Robbery5%

Stop & search

1.7

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)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.7km

Crime is 9% 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.

£510,000

Median sale price

2% below London median

£510,000 is 2% below the London median (£520,000)

-5.6%

This year

Flat

Dominant type

Price history

5-year change
-23.3%
Sales (24 months)5
New build0.0%
Avg terraced£680,000
Avg flat£497,250
Price per m²£6,563/m²
Price per ft²£610/ft²
Avg floor area80.2 m²

EPC breakdown

C
21%
D
48%
E
7%
F
1%
G
1%

Based on 78 properties · Confidence: high

Street mix

Semi 1%Terraced 23%Detached 2%Flat 71%Other 4%

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£13,000
First-time buyerFTB
£4,250
Additional propertyBTL/2nd
£28,300

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

13.9×

Price-to-income

£2,551/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£200,500
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)
Roof(another dwelling above)
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%

Total change

+710%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.4%

per year

Acceleration

-44.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 108 sales

Property Type Mix

Total: 108 sales

Detached1.9%
Semi-detached0.9%
Terraced23.1%
Flat/maisonette74.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£112k+78.2%5.3
Post-dot-com plateau2001–2004£115k£174k+50.9%4.2
Pre-crash peak2005–2007£186k£233k+24.9%2.7
GFC & correction2008–2012£280k£237k-15.2%1.5
Help-to-Buy recovery2013–2016£280k£417k+48.9%4.5
Brexit uncertainty2017–2019£436k£416k-4.6%1.7
Pandemic surge2020–2021£498k£665k+33.7%4.5
Rate-rise correction2022–2023£480k£460k-4.2%3
Current market2024–2026£475k£510k+7.4%2.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+7.7% alpha

Weakest performer

Flat/maisonette

+0.7% alpha

Terraced+7.7% α
Local
11.6%
District
3.9%
Flat/maisonette+0.7% α
Local
7.7%
District
7%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
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
7.2 min walk
Harringay Green Lanes

Nearby stations

Turnpike Lane Underground StationPiccadilly
8 min walk
Wood Green Underground StationPiccadilly
13 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
23 min walk
Harringay Green Lanes Rail StationSuffragette
23 min walk
Harringay Green LanesNational Rail
23 min walk
No bus stops within 400m

41

Walkability score

86

Footpaths (500m)

0

Santander docks (800m)

4.0 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

5

Car parks (800m)

5

EV chargers (800m)

Nearest car park402m
Santander docks (800m)0
Nearest cycle dock4.0 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: 6.9 km away✗ Not Green Belt✗ Not AONB62% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.3 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

5 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

244

Parks (1km)

15

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarket416 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)

875m

Post office

Nearby shops

Local Express499 m
Villa Brazil Meat Market591 m
Delta Bakery606 m
Tugra Baklava609 m

Nearby cafes

Westbury Cafe113 m
Bolland and Crust327 m
Harvest Cafe548 m
Sark Kosesi558 m

Nearby restaurants

Folkhouse105 m
Gurmani482 m
Choko Restaurany499 m
Mien Tay506 m

Nearby pubs

The Westbury154 m
The New Moon552 m
The Green Gate703 m
The Toll Gate757 m

Nearby gyms

Kids swimming pool588 m
Chapman's Green Tennis Courts766 m
Bind Yoga Studio969 m
Perth Road Playing Fields1.1 km

Nearby pharmacies

Mintons Chemist638 m
All Cures Pharmacy925 m

Nearby health

Westbury Medical Centre501 m
Millenium Dental Practice699 m
West Green Dental Practice953 m
Duckett Dental Surgery990 m
Food hygiene (5-star)57% of 77

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

125 AND 127 SIRDAR ROAD LIMITED
OPSDIGITAL LTD
OPTIMAL DIAGONAL LTD
SIRDAR ROAD LIMITED
THE GOAL HANGER LTD.

Investment

Investment grade, yield and market outlook

44

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 score9/100
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

32.7

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,913m
Crossrail 2 route2,122m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,983 nationally

1,800

Est. population

12,584/km²

63%

Employed

45%

Degree educated

£36,600

Median income

8.9%

Claimant rate

Inner cityHigh densityEstablished mixed

36

Community stability

Age profile

21%
27%
24%
16%
Under 1821%
18–3427%
35–4924%
50–6416%
65+13%

Tenure

23%
21%
42%
13%
Own outright23%
Own (mortgage)21%
Private rent42%
Social rent13%
Shared ownership2%
Rent free0%

Ethnicity

24%
31%
14%
White British24%
White Other32%
Asian14%
Black11%
Mixed7%
Other13%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine24%
No car household52%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent42%
Social rent13%

vs. London

Income vs London-12.9%
Price vs London-1.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
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
10
Under construction
0
Completed (3yr)
10
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
25, 25, Frome Road, N22 6BP5 homes
completed
12, Sirdar Road, London, N22 6RG, 12, N22 6RG5 homes
completed
28, 28, Westbury Avenue, Wood Green, N22 6RS4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.4%
Ward turnout
39%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Anne Maureen GrayGreen
Seema ChandwaniLabour
Sarah Anne WilliamsLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£510,000)

£13,000

Standard buyer

£4,250

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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Compare Haringey with nearby boroughs:

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Key facts for N22 6QS

Full postcodeN22 6QS
Postcode districtN22
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.593876
Longitude-0.096263
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