Alexandra Park · Haringey · Hornsey and Friern Barnet constituency · 51.59838, -0.12191

N22 7BS— Alexandra Park, Haringey

Location and area intelligence for N22 7BS, Alexandra Park, Haringey

 

Schools 100%Safety 74/100Transport 44/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
74
Schools
60
Transport
44
Environment
100
Investment
48

The bottom line

N22 7BS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N22 7BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for N22 7BS

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

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Postcode Personality

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How N22 7BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Paul's Catholic Primary School

Not yet inspected · Inspected Mar 2025 · 6 min walk

KS2: 107.8

—

Secondary

Heartlands High School

Not yet inspected · 2 min walk

P8: +0.45A8: 50.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.9 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 368.0%

-12% vs borough

Crime by type

Violence & sexual offences20%
Anti-social behaviour19%
Other18%
Vehicle crime18%
Theft8%
Robbery7%
Drug offences6%
Burglary5%

Stop & search

1.8

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

4

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.4km

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area112.8 m²

EPC breakdown

C
2%
D
1%
E
1%

Based on 4 properties · Confidence: low

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£282,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2010 · CAGR

+8.9%

Total change

+29%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.3%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£265k£265k+0%1
GFC & correction2010–2010£343k£343k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Bounds Green Underground StationPiccadilly line
11.6 min walk
Alexandra Palace→ Kings Cross· 11 tph
12 min

Nearby stations

Alexandra PalaceNational Rail
2 min walk
Wood Green Underground StationPiccadilly
10 min walk
Bounds Green Underground StationPiccadilly
12 min walk
Turnpike Lane Underground StationPiccadilly
20 min walk
Arnos Grove Underground StationPiccadilly
27 min walk
No bus stops within 400m

32

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★42 min
Waterloo50 min ↑
Canary Wharf53 min ↑
City43 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)

3

EV chargers (800m)

Total spaces (800m)5
Nearest car park445m
Santander docks (800m)0
Nearest cycle dock3.9 km

Nearby car parks

🅿️
Dive Car Park· donation
542m
🅿️
Pavilion Car Park· donation
601m
🅿️
East Car Park· donation
624m

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: 13.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 97% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.6 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): 1

Landslide susceptibility: Low

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

STAUNTON GROUP PRACTICE

MORUM HOUSE MEDICAL CTR, 3-5 BOUNDS GREEN ROAD, WOOD GREEN, N22 8HE

8 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

Nearest hospitalBowes Road Clinic · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

99

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

4

Convenience

Nearest supermarketThe Bounds Greens · 993 m
1 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)

2

Cinemas (2km)

970m

Post office

Nearby shops

Aylin Food & Wine57 m
Best-one142 m
Crescent Supermarket168 m
Sammy's Supermarket177 m

Nearby cafes

Alex's Cafe & BIstro98 m
Sweet Tree114 m
The Yard142 m
The Yard Cafe142 m

Nearby restaurants

Napoli53 m
Methi Restaurant63 m
micky's126 m
Chicken Express782 m

Nearby pubs

The Starting Gate152 m
The Prince509 m
Ludo's733 m
P.J. O'Connor's758 m

Nearby gyms

Flex PT177 m
Wood Green Common Multi Use Game Area435 m
The Park Club - Pool867 m
The Park Club873 m

Nearby pharmacies

Clockwork Pharmacy976 m
Warwick Pharmacy996 m

Nearby health

Staunton Group Practice687 m
Bounds Green Group Practice1.0 km
Food hygiene (5-star)75% of 20

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

JOATMOS LIMITED

Investment

Investment grade, yield and market outlook

48

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

37.2

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,510m
Crossrail 2 route3,890m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,042 nationally

1,628

Est. population

14,090/km²

66%

Employed

63%

Degree educated

£50,900

Median income

4.0%

Claimant rate

SuburbanHigh densityEstablished mixed

43

Community stability

Age profile

26%
21%
25%
17%
Under 1826%
18–3421%
35–4925%
50–6417%
65+11%

Tenure

25%
31%
33%
Own outright25%
Own (mortgage)31%
Private rent33%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

47%
23%
White British47%
White Other23%
Asian6%
Black12%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine11%
No car household35%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent33%
Social rent11%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
4
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)
2

Housing pipeline (800m)

Homes approved
7
Under construction
0
Completed (3yr)
48
Largest scheme
134 homes · RAMUS TILES WORKS, 2, RAMUS TILES WORKS, 2, PALACE ROAD, N11
Pipeline pressure
LOW

Named schemes (500m)

LAND R/O BOUNDS GRN BR DEPOT, NORTH OF, LAND R/O BOUNDS GRN BR DEPOT, NORTH OF, IMPERIAL ROAD, N2230 homes
completed
306, 306, Alexandra Park Road, Wood Green, N22 7BD5 homes
completed
28, 28, Eastern Road, Bounds Green, N22 7DD4 homes
completed
31, 31, Braemar Ave, Bounds Green, N22 7BY4 homes
completed
303, 303, Alexandra Park Road, N22 7BP4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.0%
Ward turnout
60%
Election year
2026
MP
Catherine West (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Melanie GingellLabour
AJ EgemonyeLabour

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Key facts for N22 7BS

Full postcodeN22 7BS
Postcode districtN22
BoroughLondon Borough of Haringey
WardAlexandra Park
Latitude51.598381
Longitude-0.121906
Parliamentary constituencyHornsey and Friern Barnet
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