Bounds Green · Haringey · Hornsey and Friern Barnet constituency · 51.60106, -0.11933

N22 7DB— Bounds Green, Haringey

Location and area intelligence for N22 7DB, Bounds Green, Haringey

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 50/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
74
Schools
60
Transport
50
Environment
86
Investment
47

The bottom line

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

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

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Location

N22 7DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.7% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for N22 7DB

🛡️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

“High-connectivity investment target”

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How N22 7DB 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 · 5 min walk

P8: +0.45A8: 50.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 41 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

66.0 incidents per 1,000 residents

Higher crime than 51% of London
↑ Rising 413.6%

-19% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences20%
Other19%
Vehicle crime14%
Theft11%
Robbery4%
Drug offences3%
Burglary3%

Stop & search

2.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.7km

Crime is +1% above 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£9,090/m²
Price per ft²£844/ft²
Avg floor area93 m²

EPC breakdown

C
9%
D
23%
E
2%
F
1%

Based on 35 properties · Confidence: high

Street mix

Semi 6%Terraced 78%Flat 16%

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£232,500
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.9%

Total change

+881%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.6%

per year

Acceleration

+15.50

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £50k–£75k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached5.9%
Terraced78.4%
Flat/maisonette15.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£145k+65.7%2.7
Post-dot-com plateau2001–2004£246k£292k+19%2.5
Pre-crash peak2005–2007£177k£475k+168.4%2
GFC & correction2009–2012£370k£446k+20.5%2
Help-to-Buy recovery2015–2015£690k£690k+0%2
Brexit uncertainty2017–2019£714k£733k+2.6%1.5
Pandemic surge2020–2021£810k£920k+13.6%2.5
Rate-rise correction2022–2022£920k£920k+0%1
Current market2024–2025£820k£858k+4.6%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Weakest performer

Flat/maisonette

+0.5% alpha

Terraced+0.6% α
Local
8.3%
District
7.7%
Flat/maisonette+0.5% α
Local
13.6%
District
13.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing3
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Alexandra PalaceNational Rail
4 min walk
Bounds Green Underground StationPiccadilly
9 min walk
Wood Green Underground StationPiccadilly
10 min walk
Turnpike Lane Underground StationPiccadilly
21 min walk
Arnos Grove Underground StationPiccadilly
24 min walk
No bus stops within 400m

44

Walkability score

179

Footpaths (500m)

0

Santander docks (800m)

4.1 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

7

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)9
Nearest car park376m
Santander docks (800m)0
Nearest cycle dock4.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

84%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed436 Mbps
Median download422 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: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.9 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

6 min walk

72%

Recommend GP

72%

Overall GP experience

8

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.8 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

175

Parks (1km)

15

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketAyta Food Centre · 619 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

728m

Post office

Nearby shops

Sammy's Supermarket301 m
Aylin Food & Wine314 m
Best-one367 m
Crescent Supermarket395 m

Nearby cafes

The Yard Cafe330 m
Alex's Cafe & BIstro347 m
Sweet Tree353 m
The Yard354 m

Nearby restaurants

Napoli312 m
Methi Restaurant321 m
micky's359 m
Chicken Express524 m

Nearby pubs

The Prince223 m
The Starting Gate306 m
Springfield Tavern552 m
Tap Room611 m

Nearby gyms

Flex PT398 m
Wood Green Common Multi Use Game Area562 m
Giants Gym592 m
Myddleton Road Outdoor Gym653 m

Nearby pharmacies

Crescent Pharmacy Express650 m
Numark Pharmacy Express708 m
Clockwork Pharmacy732 m
Warwick Pharmacy772 m

Nearby health

Staunton Group Practice555 m
Colosseum Dental661 m
Park Vue729 m
Bounds Green Group Practice838 m
Food hygiene (5-star)75% of 55

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CANONBURY CONTENT LIMITED
COLIN THOMPSON HOLDING LIMITED
FDEP LTD
FIXLANDS (INVESTMENTS) LIMITED
FIXLANDS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

47

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

41.4

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,784m
Crossrail 2 route3,888m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,039 nationally

1,713

Est. population

13,673/km²

59%

Employed

45%

Degree educated

£46,900

Median income

8.3%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

39

Community stability

Age profile

23%
23%
23%
18%
Under 1823%
18–3423%
35–4923%
50–6418%
65+13%

Tenure

19%
17%
28%
35%
Own outright19%
Own (mortgage)17%
Private rent28%
Social rent35%
Shared ownership1%
Rent free1%

Ethnicity

32%
24%
22%
White British32%
White Other24%
Asian8%
Black22%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household47%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent35%
Private rent28%

vs. London

Income vs London+11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
5
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
10
Under construction
0
Completed (3yr)
51
Largest scheme
134 homes · RAMUS TILES WORKS, 2, RAMUS TILES WORKS, 2, PALACE ROAD, N11
Pipeline pressure
LOW

Named schemes (500m)

Land at the junction of Partridge Way and, Trinity Road, London, N22 8DW, 2, Trinity Road, N22 8DW38 homes
completed
LAND R/O BOUNDS GRN BR DEPOT, NORTH OF, LAND R/O BOUNDS GRN BR DEPOT, NORTH OF, IMPERIAL ROAD, N2230 homes
completed
68-76, 68-76, TRURO ROAD, N2229 homes
completed
65, 65, TRINITY ROAD, NIGHTINGALE ROAD (110-114), N2217 homes
completed
Land Rear of, Land Rear of, Corbett Grove, N228 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.7%
Ward turnout
48%
Election year
2026
MP
Catherine West (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Emily ArkellLabour
Andrea HodgsonLabour

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Key facts for N22 7DB

Full postcodeN22 7DB
Postcode districtN22
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.601064
Longitude-0.119326
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