Noel Park · Haringey · Tottenham constituency · 51.59364, -0.09919

N22 6RR— Noel Park, Haringey

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

The family fortress

 

Schools 100%Safety 78/100Transport 46/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
78
Schools
90
Transport
46
Environment
76
Investment
49

The bottom line

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

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Location

N22 6RR

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-25.0% vs London avg

Deep-dive guides for N22 6RR

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N22 6RR 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 · 4 min walk

KS2: 110.3

★★

Secondary

Mulberry Academy Woodside

Good · Inspected Feb 2022 · 14 min walk

P8: +0.18A8: 46.5

100% of local schools rated Good or Outstanding · based on 16 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

49.0 incidents per 1,000 residents

Better than 63% of London
↑ Rising 288.9%

from a low base — still below London average

-40% vs borough

Crime by type

Anti-social behaviour23%
Violence & sexual offences23%
Other21%
Vehicle crime10%
Burglary9%
Drug offences7%
Theft6%
Robbery1%

Stop & search

2.1

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 · 1.9km

Crime is 25% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,739/m²
Price per ft²£626/ft²
Avg floor area68.8 m²

EPC breakdown

C
18%
D
20%
E
6%
F
1%
G
1%

Based on 46 properties · Confidence: high

Street mix

Terraced 50%Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£172,000
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

1997–2026 · CAGR

+6%

Total change

+434%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.6%

per year

Acceleration

+44.43

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 26 sales

Property Type Mix

Total: 26 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£87k£101k+15.5%1.8
Post-dot-com plateau2001–2004£174k£218k+25.4%1.3
GFC & correction2008–2009£260k£202k-22.3%1
Help-to-Buy recovery2014–2016£440k£300k-31.8%1.3
Brexit uncertainty2019–2019£340k£340k+0%1
Pandemic surge2020–2020£380k£380k+0%1
Rate-rise correction2022–2022£435k£435k+0%3
Current market2024–2026£720k£465k-35.4%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+3.1% alpha

Weakest performer

Flat/maisonette

+0.1% alpha

Terraced+3.1% α
Local
10%
District
6.9%
Flat/maisonette+0.1% α
Local
6.7%
District
6.6%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

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 Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Turnpike Lane Underground StationPiccadilly
6 min walk
Wood Green Underground StationPiccadilly
11 min walk
HornseyNational Rail
15 min walk
Harringay Green Lanes Rail StationSuffragette
23 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
25 min walk
No bus stops within 400m

53

Walkability score

132

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

9

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)30
Nearest car park203m
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 waterLOW
Low
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 AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.5 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

5

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

273

Parks (1km)

31

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketJiahe Supermarket · 371 m
2 tennis courts2 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)

673m

Post office

Nearby shops

Local Express361 m
Tugra Baklava435 m
Delta Bakery436 m
Tesco Express465 m

Nearby cafes

Westbury Cafe99 m
Harvest Cafe388 m
Sark Kosesi389 m
Rosten426 m

Nearby restaurants

Folkhouse101 m
Gurmani350 m
Sunny Beach364 m
Tennessee Express413 m

Nearby pubs

The Westbury54 m
The Toll Gate583 m
The Green Gate645 m
The New Moon713 m

Nearby gyms

The Gym569 m
Chapman's Green Tennis Courts762 m
Perth Road Playing Fields1.1 km
White Hart Lane Boxing Academy1.2 km

Nearby pharmacies

Mintons Chemist462 m
Boots612 m
Greenwoods782 m
Sia Pharmacy851 m

Nearby health

Millenium Dental Practice534 m
Dental Practice578 m
Westbury Medical Centre630 m
Sky Dental Practice822 m
Food hygiene (5-star)59% of 133

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

CARLY HOMES LTD
COMPARTMAN MARKETING LTD
EM GLOBAL SERVICES LTD
JET ACCOMMODATION LTD
LULUYETHA HOWELL LTD

+4 more

Investment

Investment grade, yield and market outlook

49

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

48.3

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,884m
Crossrail 2 route2,269m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,618 nationally

1,430

Est. population

26,382/km²

59%

Employed

40%

Degree educated

£39,500

Median income

7.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

16%
30%
22%
20%
Under 1816%
18–3430%
35–4922%
50–6421%
65+11%

Tenure

19%
18%
34%
28%
Own outright19%
Own (mortgage)18%
Private rent34%
Social rent28%
Shared ownership1%
Rent free1%

Ethnicity

24%
28%
13%
16%
White British24%
White Other28%
Asian13%
Black16%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household54%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Private rent34%
Social rent28%

vs. London

Income vs London-6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
4
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)
36
Largest scheme
67 homes · MILTON ROAD DEPOT, 70, MILTON ROAD DEPOT, 70, MILTON ROAD, N15
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
1, 1, Willingdon Road, N22 6SG7 homes
completed
49 Whymark Avenue, Wood Green, London, N22 6DJ, Whymark Avenue, N22 6DJ5 homes
not_started
47, 47, Westbury Avenue, N22 6BS5 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

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Key facts for N22 6RR

Full postcodeN22 6RR
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.593645
Longitude-0.099189
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