The bottom line
N22 8AD offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.
The catches: very high noise — check proximity to rail lines and 47 min to victoria — above average for this zone.
Check your dealbreakers
Toggle the things that matter to you — see how N22 8AD scores on each.
Toggle a question above to see how N22 8AD meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N22 8AD
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Postcode Personality
“High-connectivity investment target”
How N22 8AD has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Lift Trinity
Not yet inspected · 5 min walk
KS2: 112.0
Secondary
Heartlands High School
Not yet inspected · 6 min walk
100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km
Childcare
Childcare
Rowland Hill Nursery School
Outstanding · 26 min walk
7 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
66.0 incidents per 1,000 residents
-19% vs borough
Crime by type
Stop & search
2.3
per 1,000 residents
→ Stable
trend
Road safety
100
Road safety score
0
Accidents (5yr)
1
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Hornsey Fire Station · 1.8km
Crime is +1% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 24 properties · Confidence: medium
LHA rates — Outer North London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Data not yet available for this postcode.
Buyer vs Seller Score
Market conditions index — insufficient data
Buyer vs Seller Score
Market conditions index — insufficient data
Data not yet available for this postcode.
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 4
Good
Nearby stations
47
Walkability score
170
Footpaths (500m)
0
Santander docks (800m)
4.2 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
6
Car parks (800m)
4
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Hampstead Heath Woods SSSI — 5.0 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
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
4
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
209
Parks (1km)
16
Restaurants (800m)
13
Cafes (800m)
1
Pubs (400m)
0
Pharmacies (800m)
2
Gyms (1km)
5
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
687m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
56
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
36.4
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 7,039 nationally
1,713
Est. population
13,673/km²
59%
Employed
45%
Degree educated
£46,900
Median income
8.3%
Claimant rate
39
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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