Noel Park · Haringey · Southgate and Wood Green constituency · 51.59356, -0.10371

N22 6XP— Noel Park, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 39/100Transport 54/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
60
Safety
39
Schools
90
Transport
54
Environment
78
Investment
59

The bottom line

N22 6XP offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N22 6XP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-5.0% vs London avg
vs London crime+333.0% vs London avg

Deep-dive guides for N22 6XP

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks⚠️ High crime🍕 Buzzing

“High-connectivity investment target”

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How N22 6XP 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 · 3 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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

281.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 359.6%

+244% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other41%
Violence & sexual offences16%
Theft12%
Robbery8%
Vehicle crime8%
Anti-social behaviour8%
Drug offences4%
Burglary3%

Stop & search

17.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.8km

Crime is +333% above London average

Property

Prices, sales volume and market trends

Avg floor area74.1 m²

EPC breakdown

B
4%
C
28%
D
7%
E
2%

Based on 41 properties · Confidence: high

Street mix

Terraced 6%Flat 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

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£185,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,569
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+5.8%

Total change

+307%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.3%

per year

Acceleration

-41.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 30 sales

Property Type Mix

Total: 30 sales

Terraced6.7%
Flat/maisonette93.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£57k£50k-11.5%1
Post-dot-com plateau2001–2004£98k£143k+46.2%3
Pre-crash peak2005–2007£158k£183k+16.2%2.7
GFC & correction2008–2008£152k£152k+0%1
Help-to-Buy recovery2013–2015£249k£266k+6.9%1.5
Brexit uncertainty2018–2019£325k£350k+7.7%1
Rate-rise correction2022–2022£230k£230k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
7.4%
District
7.8%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Turnpike Lane Underground StationPiccadilly line
4.4 min walk
Hornsey

Nearby stations

Turnpike Lane Underground StationPiccadilly
5 min walk
Wood Green Underground StationPiccadilly
8 min walk
HornseyNational Rail
12 min walk
Harringay Green Lanes Rail StationSuffragette
23 min walk
Bounds Green Underground StationPiccadilly
26 min walk
No bus stops within 400m

66

Walkability score

258

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★41 min
Waterloo48 min ↑
Canary Wharf55 min ↑
City47 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

14

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)106
Nearest car park53m
Santander docks (800m)0
Nearest cycle dock3.9 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 AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.8 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

6 min walk

73%

Recommend GP

73%

Overall GP experience

7

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

306

Parks (1km)

53

Restaurants (800m)

24

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

8

Convenience

No pubs within 400m — nearest: The Westbury (367 m)

Nearest supermarketJiahe Supermarket · 251 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

362m

Post office

Nearby shops

Euro Market Kubus156 m
Kashmir159 m
Wood Green Mini Market286 m
Tugra Baklava300 m

Nearby cafes

Rosten258 m
Sark Kosesi289 m
Chef's Delight291 m
Harvest Cafe317 m

Nearby restaurants

Il Bibo's186 m
JI202 m
Spinzers210 m
McDonald's226 m

Nearby pubs

The Westbury367 m
The Toll Gate410 m
Spouter's Corner494 m
The Nag's Head572 m

Nearby gyms

The Gym258 m
The Park Club664 m
The Park Club - Pool665 m
Chapman's Green Tennis Courts829 m

Nearby pharmacies

Boots299 m
Mintons Chemist312 m
Greenwoods515 m
Sia Pharmacy622 m

Nearby health

Dental Practice264 m
Millenium Dental Practice398 m
Sky Dental Practice587 m
Park Vue652 m
Food hygiene (5-star)68% of 207

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

A&E UK PROPERTIES LTD
KUYA X LIMITED
NEWLEVEL GROUP LTD
RR&S PROPERTY LTD
WESTBURY EDUCATION & CONSULTING CO., LTD

+1 more

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

39.3

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,877m
Crossrail 2 route2,528m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,373 nationally

1,781

Est. population

18,808/km²

51%

Employed

32%

Degree educated

£39,900

Median income

10.4%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

36

Community stability

Age profile

21%
27%
23%
19%
Under 1821%
18–3427%
35–4923%
50–6419%
65+10%

Tenure

18%
66%
Own outright6%
Own (mortgage)8%
Private rent18%
Social rent66%
Shared ownership2%
Rent free0%

Ethnicity

15%
22%
32%
13%
White British15%
White Other22%
Asian12%
Black32%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine27%
No car household66%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent66%
Private rent18%

vs. London

Income vs London-5.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
7
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)
2

Housing pipeline (800m)

Homes approved
10
Under construction
0
Completed (3yr)
45
Largest scheme
114 homes · Minerva (LAND ADJ TO WOODHALL HOUSE), Minerva (LAND ADJ TO WOODHALL HOUSE), LORDSHIP LANE, Bracknell Close, N22
Pipeline pressure
LOW

Named schemes (500m)

Land at, Land at, Lymington Avenue, N22 6JB66 homes
completed
NOEL PARK DEPOT, NOEL PARK DEPOT, GLYNNE ROAD, N2211 homes
completed
MISSION HALL, NOW 1-11 GARDNER COURT, MISSION HALL, NOW 1-11 GARDNER COURT, WILLINGDON ROAD, N2211 homes
completed
Land r/o 14, Land r/o 14, High Road, adjacent to 1 Whymark Avenue, N229 homes
completed
Whymark House &12-14, Whymark House &12-14, High Road, N229 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.2%
Ward turnout
36%
Election year
2026
MP
Bambos Charalambous (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 6XP

Full postcodeN22 6XP
Postcode districtN22
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.593556
Longitude-0.103711
Parliamentary constituencySouthgate and Wood Green
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