Bounds Green · Haringey · Hornsey and Friern Barnet constituency · 51.60187, -0.11716

N22 8DW— Bounds Green, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 45/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
74
Schools
60
Transport
45
Environment
66
Investment
56

The bottom line

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

The catches: 47 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N22 8DW

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 8DW

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N22 8DW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Lift Trinity

Not yet inspected · 4 min walk

KS2: 112.0

—

Secondary

Heartlands High School

Not yet inspected · 6 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

Rowland Hill Nursery School

Outstanding · 25 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.8km

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area87 m²

EPC breakdown

C
25%
D
5%
E
1%

Based on 31 properties · Confidence: high

Street mix

Terraced 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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£217,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsTimber frame, as built, insulated (assumed)
RoofFlat, limited insulation (assumed)
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

1995–2021 · CAGR

+7.8%

Total change

+608%

Market Activity

Price Velocity & Acceleration

Current Velocity

+183.3%

per year

Acceleration

+208.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 12 sales

Property Type Mix

Total: 12 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£120k+100%1
Post-dot-com plateau2001–2004£138k£207k+49.6%2
Pre-crash peak2007–2007£245k£245k+0%1
GFC & correction2012–2012£200k£200k+0%1
Help-to-Buy recovery2015–2015£150k£150k+0%1
Pandemic surge2021–2021£425k£425k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Alexandra PalaceNational Rail
6 min walk
Wood Green Underground StationPiccadilly
9 min walk
Bounds Green Underground StationPiccadilly
9 min walk
Turnpike Lane Underground StationPiccadilly
20 min walk
Arnos Grove Underground StationPiccadilly
25 min walk
No bus stops within 400m

48

Walkability score

174

Footpaths (500m)

0

Santander docks (800m)

4.2 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

8

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)9
Nearest car park215m
Santander docks (800m)0
Nearest cycle dock4.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 7.8 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% 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

STAUNTON GROUP PRACTICE

MORUM HOUSE MEDICAL CTR, 3-5 BOUNDS GREEN ROAD, WOOD GREEN, N22 8HE

5 min walk

72%

Recommend GP

72%

Overall GP experience

8

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

232

Parks (1km)

16

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketAyta Food Centre · 518 m
4 tennis courts2 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)

0

Cinemas (2km)

729m

Post office

Nearby shops

The Tasty Bakery312 m
Wood Green Supermarket379 m
Jerome Supermarket416 m
Sammy's Supermarket418 m

Nearby cafes

Cafe Blossom371 m
London375 m
Amos Coffee415 m
Purple Café & Restaurant427 m

Nearby restaurants

Nexx Level369 m
Chicken Express373 m
Fatisa Cafe Pizzeria407 m
Alo411 m

Nearby pubs

The Prince105 m
The Starting Gate432 m
Tap Room535 m
Springfield Tavern564 m

Nearby gyms

Giants Gym520 m
Myddleton Road Outdoor Gym526 m
Flex PT573 m
Wood Green Common Multi Use Game Area619 m

Nearby pharmacies

Crescent Pharmacy Express565 m
Numark Pharmacy Express636 m
Clockwork Pharmacy732 m
Warwick Pharmacy784 m

Nearby health

Staunton Group Practice477 m
Colosseum Dental565 m
Park Vue661 m
Food hygiene (5-star)78% of 76

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

E

High street health

Registered businesses

ACE BOILERS LTD
DOMINIQUE COLETTE ZANOTTO LTD

Investment

Investment grade, yield and market outlook

56

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

36.6

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,857m
Crossrail 2 route3,814m

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)
18
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
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)
2

Housing pipeline (800m)

Homes approved
13
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
33, 33, COMMERCE ROAD, N22 8DZ17 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 8DW

Full postcodeN22 8DW
Postcode districtN22
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.601866
Longitude-0.117155
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
Companies
House
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Mail
Food Standards
Agency
Ofcom
Met
Office
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