West Green · Haringey · Tottenham constituency · 51.59329, -0.09659

N22 6RD— West Green, Haringey

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

The family fortress

 

Schools 100%Safety 75/100Transport 40/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
67
Safety
75
Schools
90
Transport
40
Environment
74
Investment
46

The bottom line

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

Less suited to Car-free commuters.

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Location

N22 6RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.4% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for N22 6RD

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

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“The family fortress”

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How N22 6RD 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 · 10 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 · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.7 incidents per 1,000 residents

Better than 53% of London
↑ Rising 437.5%

-25% vs borough

Crime by type

Other28%
Anti-social behaviour23%
Violence & sexual offences19%
Vehicle crime14%
Theft7%
Drug offences5%
Robbery3%
Burglary1%

Stop & search

2.9

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 · 1.7km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,896/m²
Price per ft²£641/ft²
Avg floor area72.8 m²

EPC breakdown

C
18%
D
22%
E
4%
F
1%

Based on 45 properties · Confidence: high

Street mix

Terraced 13%Flat 83%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

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£182,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+679%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.1%

per year

Acceleration

-10.71

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 80 sales

Property Type Mix

Total: 80 sales

Terraced13.8%
Flat/maisonette86.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£127k+100.8%3.3
Post-dot-com plateau2001–2004£111k£161k+44.7%3
Pre-crash peak2006–2007£214k£225k+4.7%2.5
GFC & correction2008–2012£265k£256k-3.3%2.2
Help-to-Buy recovery2013–2016£269k£365k+35.7%4
Brexit uncertainty2017–2019£470k£426k-9.5%2.7
Pandemic surge2020–2021£444k£473k+6.6%3.5
Rate-rise correction2023–2023£443k£443k+0%2
Current market2024–2025£490k£491k+0.1%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
7.6%
District
6.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing1
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
6.5 min walk
Harringay Green Lanes

Nearby stations

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

45

Walkability score

82

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 park367m
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 AONB64% green spaceTree canopy: 52%
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

6 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 · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

245

Parks (1km)

19

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarket372 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)

856m

Post office

Nearby shops

Local Express437 m
Delta Bakery552 m
Tugra Baklava555 m
New Bakers565 m

Nearby cafes

Westbury Cafe86 m
Bolland and Crust369 m
Harvest Cafe491 m
Sark Kosesi504 m

Nearby restaurants

Folkhouse103 m
Gurmani420 m
Sunny Beach468 m
Tennessee Express518 m

Nearby pubs

The Westbury130 m
The New Moon618 m
The Green Gate634 m
The Toll Gate702 m

Nearby gyms

Kids swimming pool611 m
The Gym752 m
Chapman's Green Tennis Courts824 m
Bind Yoga Studio924 m

Nearby pharmacies

Mintons Chemist585 m
All Cures Pharmacy871 m
Stearns Pharmacy1.1 km

Nearby health

Westbury Medical Centre570 m
Millenium Dental Practice642 m
Dental Practice758 m
West Green Dental Practice904 m
Food hygiene (5-star)55% of 82

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
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

40 MILES A DAY LTD.
DOMEX CONTRACTORS LTD
HERBERT PRODUCTIONS LTD
LIVELY MIND FILMS LTD
STEF REILLY LTD

+1 more

Investment

Investment grade, yield and market outlook

46

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

52.8

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,847m
Crossrail 2 route2,100m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,603 nationally

1,393

Est. population

15,080/km²

68%

Employed

49%

Degree educated

£42,600

Median income

6.2%

Claimant rate

Inner cityVery high densityEstablished mixed

40

Community stability

Age profile

17%
25%
28%
15%
14%
Under 1817%
18–3425%
35–4928%
50–6415%
65+14%

Tenure

33%
23%
40%
Own outright33%
Own (mortgage)23%
Private rent40%
Social rent4%
Shared ownership1%

Ethnicity

25%
36%
14%
White British25%
White Other36%
Asian14%
Black8%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine21%
No car household52%
Unemployed3%
No qualifications20%

Housing tenure (Census 2021)

Private rent40%
Social rent4%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
9
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
30, Crossfield Road, London, N17 6AY, 30, N17 6AY4 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

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Key facts for N22 6RD

Full postcodeN22 6RD
Postcode districtN22
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.593288
Longitude-0.096590
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