Woodside · Haringey · Southgate and Wood Green constituency · 51.59701, -0.11691

N22 7SX— Woodside, Haringey

Location and area intelligence for N22 7SX, Woodside, Haringey

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 50/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
66
Schools
60
Transport
50
Environment
100
Investment
47

The bottom line

N22 7SX 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 7SX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.1% vs London avg
vs London crime+82.0% vs London avg

Deep-dive guides for N22 7SX

🛡️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 7SX 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 · 2 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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 311.4%

+45% vs borough

Crime by type

Violence & sexual offences28%
Other24%
Anti-social behaviour20%
Theft9%
Vehicle crime8%
Drug offences6%
Burglary4%
Robbery1%

Stop & search

4.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.4km

Crime is +82% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,097/m²
Price per ft²£474/ft²
Avg floor area95.1 m²

EPC breakdown

C
4%
D
10%
E
3%

Based on 17 properties · Confidence: medium

Street mix

Terraced 49%Flat 52%

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£237,750
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, no insulation (assumed)
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

1998–2024 · CAGR

+5.3%

Total change

+283%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.3%

per year

Acceleration

+26.85

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 33 sales

Property Type Mix

Total: 33 sales

Terraced48.5%
Flat/maisonette51.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£127k£112k-11.8%2
Post-dot-com plateau2001–2004£137k£184k+34.8%1.7
Pre-crash peak2005–2007£295k£460k+55.9%2.7
GFC & correction2008–2011£267k£587k+120.3%1.7
Help-to-Buy recovery2015–2016£415k£729k+75.8%1.5
Brexit uncertainty2019–2019£520k£520k+0%1
Pandemic surge2020–2021£410k£600k+46.3%2
Rate-rise correction2022–2022£465k£465k+0%1
Current market2024–2024£485k£485k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.5% alpha

Weakest performer

Flat/maisonette

+0.6% alpha

Terraced+2.5% α
Local
8.6%
District
6.1%
Flat/maisonette+0.6% α
Local
5%
District
4.4%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing20
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Alexandra PalaceNational Rail
3 min walk
Wood Green Underground StationPiccadilly
6 min walk
Turnpike Lane Underground StationPiccadilly
15 min walk
Bounds Green Underground StationPiccadilly
15 min walk
Arnos Grove Underground StationPiccadilly
30 min walk
No bus stops within 400m

53

Walkability score

263

Footpaths (500m)

0

Santander docks (800m)

3.9 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★44 min
Waterloo51 min ↑
Canary Wharf58 min ↑
City49 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

11

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)111
Nearest car park260m
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 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.7 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

NCL COVID MEDICINES DELIVERY UNIT

HARINGEY GP FEDERATION, 48 STATION ROAD, N22 7TY

4 min walk

5

GPs within 1km

4

Dentists within 1km

Nearest hospitalBowes Road Clinic · 2.3 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

211

Parks (1km)

13

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketMleczko · 367 m
1 swimming pools1 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)

648m

Post office

Nearby shops

Sammy's Supermarket227 m
Aylin Food & Wine419 m
Neo's473 m
Great News475 m

Nearby cafes

Cafe Corso232 m
The Yard236 m
The Yard Cafe241 m
Nest Café471 m

Nearby restaurants

Napoli412 m
Oita423 m
Methi Restaurant431 m
Paramount469 m

Nearby pubs

The Starting Gate243 m
Ludo's375 m
Smoky Lounge406 m
Karamel417 m

Nearby gyms

Wood Green Common Multi Use Game Area80 m
The Park Club - Pool536 m
The Park Club543 m
Flex PT555 m

Nearby pharmacies

Numark Pharmacy Express470 m
Crescent Pharmacy Express472 m
Greenwoods514 m
Boots722 m

Nearby health

Staunton Group Practice403 m
Park Vue474 m
Colosseum Dental511 m
Dental Practice762 m
Food hygiene (5-star)84% of 108

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DUNDERRUNDER LTD
FIL AIR LTD
ZLATINA LTD

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

47.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,318m
Crossrail 2 route3,513m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,849 nationally

1,530

Est. population

10,869/km²

66%

Employed

58%

Degree educated

£45,000

Median income

4.5%

Claimant rate

Inner cityHigh densityYoung professionals

37

Community stability

Age profile

20%
25%
28%
17%
Under 1820%
18–3425%
35–4928%
50–6417%
65+11%

Tenure

19%
25%
37%
15%
Own outright19%
Own (mortgage)25%
Private rent37%
Social rent15%
Shared ownership3%

Ethnicity

39%
27%
White British39%
White Other27%
Asian7%
Black11%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household52%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent38%
Social rent15%

vs. London

Income vs London+7.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
1
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
1
Under construction
0
Completed (3yr)
115
Largest scheme
397 homes · The New River Village (Former Hornsey Water Works), 49-81, The New River Village (Former Hornsey Water Works), 49-81, High Street, N8
Pipeline pressure
LOW

Named schemes (500m)

Cambridge House 109, Cambridge House 109, Mayes Road, N22 6UR19 homes
completed
146, 146, Mayes Road, N22 6SY7 homes
completed
107, 107, Mayes Road, London, N22 6UP6 homes
completed
The Prince PH 1, The Prince PH 1, Finsbury Road, London, N22 8PA6 homes
completed
92, 92, Station Road, N22 7SY5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.8%
Ward turnout
36%
Election year
2026
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Lucia Das NevesLabour
Tammy HymasGreen
Hasret BozdoganLabour

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Key facts for N22 7SX

Full postcodeN22 7SX
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.597006
Longitude-0.116909
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