Woodside · Haringey · Southgate and Wood Green constituency · 51.60166, -0.11415

N22 8EB— Woodside, Haringey

Location and area intelligence for N22 8EB, Woodside, Haringey

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 49/100Yield 3.76%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
73
Schools
100
Transport
49
Environment
70
Investment
60

The bottom line

N22 8EB 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 8EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+6.4% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for N22 8EB

🛡️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 8EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lift Trinity

Not yet inspected · 2 min walk

KS2: 112.0

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 6 min walk

P8: +0.47A8: 50.5

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 · 23 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

79.2 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 190.4%

-3% vs borough

Crime by type

Other32%
Violence & sexual offences26%
Anti-social behaviour16%
Drug offences12%
Vehicle crime5%
Theft4%
Burglary4%
Robbery2%

Stop & search

4.2

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 · 1.9km

Crime is +22% above London average

Property

Prices, sales volume and market trends

Avg floor area68.3 m²

EPC breakdown

B
4%
C
36%
D
21%
E
4%
G
2%

Based on 67 properties · Confidence: high

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£170,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+7.7%

Total change

+410%

Market Activity

Price Velocity & Acceleration

Current Velocity

+85.7%

per year

Acceleration

+85.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£51k£80k+56.9%1
Post-dot-com plateau2002–2004£60k£140k+133.3%1
GFC & correction2010–2010£140k£140k+0%1
Pandemic surge2021–2021£260k£260k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Wood Green Underground StationPiccadilly
7 min walk
Alexandra PalaceNational Rail
7 min walk
Bounds Green Underground StationPiccadilly
12 min walk
Turnpike Lane Underground StationPiccadilly
19 min walk
Arnos Grove Underground StationPiccadilly
26 min walk
No bus stops within 400m

57

Walkability score

333

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

12

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)24
Nearest car park24m
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 speed130 Mbps
Median download176 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: 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 AONB46% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.2 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

3 min walk

72%

Recommend GP

72%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.9 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

304

Parks (1km)

19

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

4

Convenience

Nearest supermarketCostcutter · 406 m
3 tennis courts1 swimming pools2 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)

778m

Post office

Nearby shops

The Tasty Bakery123 m
Wood Green Supermarket170 m
Jerome Supermarket280 m
Neo's503 m

Nearby cafes

Cafe Blossom161 m
London165 m
Amos Coffee213 m
Purple Café & Restaurant297 m

Nearby restaurants

Nexx Level161 m
Chicken Express163 m
Fatisa Cafe Pizzeria240 m
Alo271 m

Nearby pubs

The Prince146 m
Rattle & Hum424 m
P.J. O'Connor's441 m
Ludo's534 m

Nearby gyms

Myddleton Road Outdoor Gym555 m
Wood Green Common Multi Use Game Area618 m
Giants Gym628 m
The Gym646 m

Nearby pharmacies

Crescent Pharmacy Express401 m
Numark Pharmacy Express481 m
Greenwoods663 m
Clockwork Pharmacy891 m

Nearby health

Staunton Group Practice330 m
Colosseum Dental390 m
Park Vue508 m
Dental Practice1.0 km
Food hygiene (5-star)79% of 140

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

BRISKIES LTD

Investment

Investment grade, yield and market outlook

60

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

32.5

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,815m
Crossrail 2 route3,631m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,357 nationally

1,906

Est. population

18,184/km²

55%

Employed

35%

Degree educated

£44,700

Median income

10.2%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

35

Community stability

Age profile

23%
25%
22%
20%
Under 1823%
18–3425%
35–4922%
50–6420%
65+10%

Tenure

25%
55%
Own outright8%
Own (mortgage)9%
Private rent25%
Social rent55%
Shared ownership2%
Rent free0%

Ethnicity

24%
23%
26%
White British24%
White Other23%
Asian9%
Black26%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine25%
No car household58%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent55%
Private rent25%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
1
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)
0

Housing pipeline (800m)

Homes approved
7
Under construction
0
Completed (3yr)
58
Largest scheme
62 homes · Eclipse, 35, Eclipse, 35, STATION ROAD, N22 6UX
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
The Nightingales, The Nightingales, Nightingale Road, High Road, N22 8JA23 homes
completed
Land adjacent to 2, Land adjacent to 2, Canning Crescent, N22 5SR19 homes
completed
33, 33, COMMERCE ROAD, N22 8DZ17 homes
completed
266 - 272, 266 - 272, High Road, N229 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 8EB

Full postcodeN22 8EB
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.601655
Longitude-0.114146
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