Woodside · Haringey · Southgate and Wood Green constituency · 51.59885, -0.11390

N22 7TJ— Woodside, Haringey

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 66/100Transport 54/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
66
Schools
60
Transport
54
Environment
100
Investment
49

The bottom line

N22 7TJ 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 7TJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
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 7TJ

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

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🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N22 7TJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Michael's CofE Primary School

Not yet inspected · Inspected Jun 2025 · 1 min walk

KS2: 104.6

—

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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 28 min walk

6 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.7km

Crime is +82% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£12,730/m²
Price per ft²£1,183/ft²
Avg floor area73.8 m²

EPC breakdown

C
5%
D
12%
E
2%

Based on 19 properties · Confidence: medium

Street mix

Terraced 74%Flat 26%

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£184,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.4%

Total change

+1032%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.0%

per year

Acceleration

+58.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 23 sales

Property Type Mix

Total: 23 sales

Terraced73.9%
Flat/maisonette26.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£81k£225k+179.5%1
Post-dot-com plateau2001–2002£112k£285k+154.5%1.5
Pre-crash peak2005–2006£364k£176k-51.6%1.5
GFC & correction2010–2011£500k£245k-51%1
Help-to-Buy recovery2014–2016£500k£532k+6.4%1.5
Brexit uncertainty2018–2019£465k£725k+55.9%1
Pandemic surge2021–2021£700k£700k+0%3
Current market2024–2025£620k£912k+47%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+4.6% alpha

Terraced+4.6% α
Local
6.9%
District
2.3%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Wood Green Underground StationPiccadilly line
3.7 min walk
Alexandra Palace→ Euston· 2 tph
121 min

Nearby stations

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

60

Walkability score

418

Footpaths (500m)

0

Santander docks (800m)

4.0 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

17

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)130
Nearest car park335m
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 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
NoiseLOW
none
Quieter 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: 31%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.0 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

1 min walk

72%

Recommend GP

72%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBowes Road Clinic · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

340

Parks (1km)

21

Restaurants (800m)

15

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketMleczko · 276 m
3 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

640m

Post office

Nearby shops

Neo's279 m
Great News286 m
NJ Enterprise311 m
Wood Green Supermarket319 m

Nearby cafes

Cafe Corso148 m
Amos Coffee270 m
Nest Café271 m
London326 m

Nearby restaurants

Brown Eagle225 m
Paramount259 m
KFC275 m
Oita299 m

Nearby pubs

P.J. O'Connor's215 m
Rattle & Hum237 m
Ludo's252 m
The Prince301 m

Nearby gyms

Wood Green Common Multi Use Game Area338 m
The Gym441 m
The Park Club - Pool678 m
The Park Club686 m

Nearby pharmacies

Crescent Pharmacy Express222 m
Numark Pharmacy Express263 m
Greenwoods405 m
Boots710 m

Nearby health

Staunton Group Practice130 m
Colosseum Dental249 m
Park Vue282 m
Dental Practice747 m
Food hygiene (5-star)85% of 160

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BAMBU FREEHOLD LIMITED
CONQUESO LIMITED

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

Very High

Demand

Very 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

44.3

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,503m
Crossrail 2 route3,439m

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

Urban coreHigh 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
No
Article 4 area
No
Listed buildings (800m)
19
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
3
Under construction
0
Completed (3yr)
119
Largest scheme
75 homes · Former Petrol Filling Station, 76, Mayes Road, London, N22, 76, Mayes Road, N22
Pipeline pressure
LOW

Named schemes (500m)

Eclipse, 35, Eclipse, 35, STATION ROAD, N22 6UX62 homes
completed
Land adjacent to 2, Land adjacent to 2, Canning Crescent, N22 5SR19 homes
completed
Cambridge House 109, Cambridge House 109, Mayes Road, N22 6UR19 homes
completed
33, 33, COMMERCE ROAD, N22 8DZ17 homes
completed
244-260, 244-260, HIGH ROAD, N2215 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 7TJ

Full postcodeN22 7TJ
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.598855
Longitude-0.113901
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