Woodside · Haringey · Southgate and Wood Green constituency · 51.60761, -0.11104

N22 8JD— Woodside, Haringey

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

The family fortress

 

Schools 100%Safety 77/100Transport 42/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
77
Schools
100
Transport
42
Environment
70
Investment
49

The bottom line

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

The catches: high noise levels nearby and 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N22 8JD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+6.4% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for N22 8JD

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N22 8JD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Earlham Primary School

Not yet inspected · 7 min walk

KS2: 109.7

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 5 min walk

P8: +0.47A8: 50.5

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.6 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+5% vs borough

Crime by type

Other26%
Violence & sexual offences24%
Anti-social behaviour22%
Vehicle crime13%
Drug offences5%
Theft5%
Robbery4%
Burglary1%

Road safety

97

Road safety score

3

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.6km

Crime is +32% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,236/m²
Price per ft²£579/ft²
Avg floor area39.8 m²

EPC breakdown

C
20%
D
38%
E
17%
F
3%
G
2%

Based on 80 properties · Confidence: high

Street mix

Semi 45%Terraced 10%Flat 25%Other 20%

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£99,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.2%

Total change

+359%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.4%

per year

Acceleration

+6.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached56.3%
Terraced12.5%
Flat/maisonette31.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£183k+204.4%1.3
Pre-crash peak2005–2007£425k£380k-10.6%1.7
GFC & correction2010–2010£410k£410k+0%1
Brexit uncertainty2017–2017£760k£760k+0%1
Current market2024–2025£433k£275k-36.4%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+2.2% alpha

Semi-detached+2.2% α
Local
15.1%
District
12.9%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

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
Wood Green StationPiccadilly line
13.5 min walk
Bowes Park

Nearby stations

Bowes ParkNational Rail
8 min walk
Bounds Green Underground StationPiccadilly
11 min walk
Wood Green Underground StationPiccadilly
14 min walk
Arnos Grove Underground StationPiccadilly
23 min walk
Turnpike Lane Underground StationPiccadilly
25 min walk
No bus stops within 400m

56

Walkability score

94

Footpaths (500m)

0

Santander docks (800m)

4.7 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)

0

EV chargers (800m)

Total spaces (800m)25
Nearest car park59m
Santander docks (800m)0
Nearest cycle dock4.7 km

Connectivity

Broadband and mobile coverage

98%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download454 Mbps
Superfast coverage98%
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 61%
More green space than 93% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.9 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

ARCADIAN GARDENS SURGERY

1 ARCADIAN GARDENS, WOOD GREEN, N22 5AB

1 min walk

67%

Recommend GP

67%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

319

Parks (1km)

19

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

9

Convenience

Nearest supermarketSirwan Food Centre · 100 m
6 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)

86m

Post office

Nearby shops

Tesco Wood Green Express72 m
MIDAMI - International Supermarket96 m
Demos Continental118 m
Polonezz - Polski Sklep135 m

Nearby cafes

Tirana Pool Club & Coffee Bar113 m
Borneo Cafe & Bakery174 m
New Salamis FC403 m
Purple Café & Restaurant412 m

Nearby restaurants

two feathers102 m
Meşale Restaurant Meze Bar and Grill108 m
Alba Vita129 m
Ooh Yes Fish Bar140 m

Nearby pubs

The Occasional Half315 m
The Truth374 m
Tap Room557 m
The Prince797 m

Nearby gyms

Myddleton Road Outdoor Gym355 m
Giants Gym576 m
White Hart Lane Boxing Academy774 m
Park View Health Clubs1.2 km

Nearby pharmacies

Vantage Pharmacy430 m
Crescent Pharmacy Express986 m
Numark Pharmacy Express1.1 km
Boots1.2 km

Nearby health

Colosseum Dental951 m
Staunton Group Practice961 m
Park Vue1.1 km
North London Health Centre1.2 km
Food hygiene (5-star)50% of 107

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ABF TRADE LTD
ADAMANT STROY LIMITED
ALCHEMIC PLASTERING LTD
CPS DIGITAL LTD
ECO RECYCLING AND WASTE SOLUTIONS LTD

+7 more

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.3

Price growth score

C
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,461m
Crossrail 2 route3,914m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,282 nationally

1,822

Est. population

21,019/km²

70%

Employed

48%

Degree educated

£44,700

Median income

7.9%

Claimant rate

Inner cityVery high densityRenters

31

Community stability

Age profile

21%
28%
29%
14%
Under 1821%
18–3428%
35–4929%
50–6414%
65+8%

Tenure

16%
20%
48%
15%
Own outright16%
Own (mortgage)20%
Private rent48%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

28%
34%
White British28%
White Other35%
Asian9%
Black11%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine19%
No car household52%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent48%
Social rent16%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
10
Local approval rate
85%
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
6
Under construction
0
Completed (3yr)
46
Largest scheme
40 homes · The Space Works (Former Garwood Garages), 419, The Space Works (Former Garwood Garages), 419, HIGH ROAD, WOOD GREEN, N22 8JD
Pipeline pressure
LOW

Named schemes (500m)

The Space Works (Former Garwood Garages), 419, The Space Works (Former Garwood Garages), 419, HIGH ROAD, WOOD GREEN, N22 8JD40 homes
completed
ADULT EDUCATION CENTRE, ADULT EDUCATION CENTRE, WHITE HART LANE, N2228 homes
completed
The Nightingales, The Nightingales, Nightingale Road, High Road, N22 8JA23 homes
completed
GLENDALE DEPOT, GLENDALE DEPOT, GLENDALE AVENUE, N2213 homes
completed
26, Woodside Road, London, N22 5HT, 269 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 8JD

Full postcodeN22 8JD
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.607612
Longitude-0.111040
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