Bounds Green · Haringey · Hornsey and Friern Barnet constituency · 51.60351, -0.11986

N22 8DL— Bounds Green, Haringey

Location and area intelligence for N22 8DL, Bounds Green, Haringey

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 46/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
69
Schools
60
Transport
46
Environment
64
Investment
45

The bottom line

N22 8DL offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 47 min to victoria — above average for this zone.

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Location

N22 8DL

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+59.0% vs London avg

Deep-dive guides for N22 8DL

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

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“High-connectivity investment target”

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How N22 8DL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Bounds Green Junior School

Not yet inspected · 5 min walk

KS2: 105.1

—

Secondary

Heartlands High School

Not yet inspected · 8 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

Rowland Hill Nursery School

Outstanding · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

103.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 3840.0%

+27% vs borough

Crime by type

Other32%
Violence & sexual offences26%
Anti-social behaviour15%
Vehicle crime10%
Theft7%
Drug offences4%
Robbery3%
Burglary3%

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 · 2.0km

Crime is +59% above London average

Property

1 May

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£3,176/m²
Price per ft²£295/ft²
Avg floor area67.7 m²

EPC breakdown

C
4%
D
6%

Based on 10 properties · Confidence: medium

Street mix

Flat 100%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£169,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

2000–2024 · CAGR

+2.7%

Total change

+91%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.6%

per year

Acceleration

-29.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£113k£113k+0%1
Post-dot-com plateau2001–2004£110k£200k+81.8%1
GFC & correction2011–2011£220k£220k+0%1
Brexit uncertainty2019–2019£385k£385k+0%1
Rate-rise correction2023–2023£350k£350k+0%1
Current market2024–2024£215k£215k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Bounds Green Underground StationPiccadilly line
5.9 min walk
Bowes Park

Nearby stations

Bowes ParkNational Rail
5 min walk
Bounds Green Underground StationPiccadilly
6 min walk
Wood Green Underground StationPiccadilly
12 min walk
Arnos Grove Underground StationPiccadilly
21 min walk
Turnpike Lane Underground StationPiccadilly
24 min walk
No bus stops within 400m

52

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★47 min
Waterloo54 min ↑
Canary Wharf62 min ↑
City52 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

6

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)4
Nearest car park442m
Santander docks (800m)0
Nearest cycle dock4.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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: 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: 8.0 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 58%
More green space than 79% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.1 km

Energy

Solar: 850 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 yield849.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CHESHIRE ROAD SURGERY

22 CHESHIRE ROAD, WOOD GREEN, N22 8JJ

7 min walk

91%

Recommend GP

91%

Overall GP experience

8

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

157

Parks (1km)

20

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

4

Convenience

Nearest supermarketAyta Food Centre · 370 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)

471m

Post office

Nearby shops

Bounds Green Supermarket205 m
Tesco Express295 m
Hellenic Gourmet330 m
Hellenic Bakery350 m

Nearby cafes

CupTales322 m
Nicosia Cafe Bar332 m
Renaissance366 m
New Salamis FC405 m

Nearby restaurants

Mum's Bistro322 m
Pierogi329 m
The Taste - Sandwich Bar337 m
Pizza Man341 m

Nearby pubs

Springfield Tavern302 m
Tap Room345 m
The Prince366 m
The Starting Gate577 m

Nearby gyms

Giants Gym324 m
Myddleton Road Outdoor Gym435 m
Flex PT571 m
Wood Green Common Multi Use Game Area832 m

Nearby pharmacies

Clockwork Pharmacy475 m
Warwick Pharmacy523 m
Crescent Pharmacy Express826 m
Numark Pharmacy Express897 m

Nearby health

Bounds Green Group Practice620 m
Staunton Group Practice739 m
Colosseum Dental824 m
N13 Dental Clinic1.1 km
Food hygiene (5-star)72% of 64

Business

Local businesses registered here

Active businesses
5
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

A

High street health

Registered businesses

AGORA PROPERTY LIMITED
DAT DERE PROPERTIES LTD
PANAGIOTIS MITROS LIMITED
SHE SINGS SINATRA LTD
SHINY STOCKINGS LTD

Investment

Investment grade, yield and market outlook

45

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

4/100

Velocity score

Future outlook

50.4

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,059m
Crossrail 2 route4,072m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,377 nationally

1,904

Est. population

11,449/km²

63%

Employed

43%

Degree educated

£46,900

Median income

7.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

31

Community stability

Age profile

21%
30%
22%
19%
Under 1821%
18–3430%
35–4922%
50–6419%
65+8%

Tenure

33%
42%
Own outright10%
Own (mortgage)10%
Private rent33%
Social rent42%
Shared ownership5%
Rent free0%

Ethnicity

21%
28%
24%
White British21%
White Other28%
Asian11%
Black24%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine20%
No car household48%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent42%
Private rent33%

vs. London

Income vs London+11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
100%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
12
Under construction
0
Completed (3yr)
53
Largest scheme
134 homes · RAMUS TILES WORKS, 2, RAMUS TILES WORKS, 2, PALACE ROAD, N11
Pipeline pressure
LOW

Named schemes (500m)

RAMUS TILES WORKS, 2, RAMUS TILES WORKS, 2, PALACE ROAD, N11134 homes
completed
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

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 8DL

Full postcodeN22 8DL
Postcode districtN22
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.603510
Longitude-0.119860
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
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TfL
Transport
for London
NHS
Digital
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House
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Mail
Food Standards
Agency
Ofcom
Met
Office
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