Woodside · Haringey · Southgate and Wood Green constituency · 51.60511, -0.11363

N22 8LT— Woodside, Haringey

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

The family fortress

 

Schools 100%Safety 78/100Transport 44/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
78
Schools
100
Transport
44
Environment
72
Investment
48

The bottom line

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

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

Less suited to Car-free commuters.

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Location

N22 8LT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+6.4% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for N22 8LT

🛡️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🍕 Buzzing

“The family fortress”

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How N22 8LT 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 · 7 min walk

KS2: 112.0

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 4 min walk

P8: +0.47A8: 50.5

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.8 incidents per 1,000 residents

Better than 63% of London
↑ Rising 540.0%

from a low base — still below London average

-40% vs borough

Crime by type

Vehicle crime26%
Violence & sexual offences26%
Anti-social behaviour18%
Other17%
Burglary6%
Drug offences3%
Theft3%
Robbery1%

Stop & search

1.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.3km

Crime is 25% below London average

Property

2 Jul

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£5,504/m²
Price per ft²£511/ft²
Avg floor area81.7 m²

EPC breakdown

C
7%
D
26%
E
8%
F
2%

Based on 43 properties · Confidence: high

Street mix

Semi 3%Terraced 45%Flat 50%Other 3%

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£204,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (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

1997–2025 · CAGR

+6.9%

Total change

+541%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.2%

per year

Acceleration

-18.10

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached2.6%
Terraced46.2%
Flat/maisonette51.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£67k£87k+30.8%1
Post-dot-com plateau2001–2003£180k£130k-27.6%1.7
Pre-crash peak2005–2007£187k£320k+71.1%3
GFC & correction2008–2012£260k£220k-15.5%1.6
Help-to-Buy recovery2014–2015£490k£389k-20.7%3
Brexit uncertainty2017–2019£543k£592k+9%1.3
Pandemic surge2021–2021£347k£347k+0%2
Rate-rise correction2023–2023£417k£417k+0%1
Current market2025–2025£426k£426k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Weakest performer

Terraced

-0.9% alpha

Flat/maisonette+0.9% α
Local
8.1%
District
7.2%
Terraced-0.9% α
Local
7.2%
District
8.1%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing2
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
10.6 min walk
Bowes Park

Nearby stations

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

52

Walkability score

144

Footpaths (500m)

0

Santander docks (800m)

4.5 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)19
Nearest car park249m
Santander docks (800m)0
Nearest cycle dock4.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 8.2 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 40%
More green space than 96% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.5 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

3 min walk

91%

Recommend GP

91%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

309

Parks (1km)

23

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

6

Convenience

No pubs within 400m — nearest: Tap Room (399 m)

Nearest supermarketAyta Food Centre · 314 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

417m

Post office

Nearby shops

Jerome Supermarket186 m
Red Sea Supermarket259 m
Tesco Wood Green Express264 m
Myddleton Stores265 m

Nearby cafes

Purple Café & Restaurant172 m
New Salamis FC258 m
Renaissance280 m
Nicosia Cafe Bar363 m

Nearby restaurants

Alo194 m
Vrisaki247 m
Fatisa Cafe Pizzeria255 m
Bowes Café & Bistro295 m

Nearby pubs

Tap Room399 m
The Prince469 m
Springfield Tavern633 m
The Occasional Half636 m

Nearby gyms

Myddleton Road Outdoor Gym221 m
Giants Gym405 m
The Gym956 m
Wood Green Common Multi Use Game Area1.0 km

Nearby pharmacies

Clockwork Pharmacy724 m
Crescent Pharmacy Express735 m
Vantage Pharmacy754 m
Numark Pharmacy Express819 m

Nearby health

Staunton Group Practice689 m
Colosseum Dental709 m
Park Vue846 m
N13 Dental Clinic1.0 km
Food hygiene (5-star)58% of 99

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

EEC CONSTRUCTION LTD
EVICO LTD
GLOBAL CONSTRUCTION87 LTD
JACQUELINE BARBARA WALLACE LTD
MARLOS SOCIAL LIMITED

+5 more

Investment

Investment grade, yield and market outlook

48

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

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

8/100

Velocity score

Future outlook

45

Price growth score

C
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,195m
Crossrail 2 route3,848m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,768 nationally

1,966

Est. population

17,127/km²

60%

Employed

44%

Degree educated

£44,700

Median income

8.2%

Claimant rate

Inner cityVery high densityRenters

31

Community stability

Age profile

19%
24%
27%
17%
Under 1819%
18–3424%
35–4927%
50–6417%
65+13%

Tenure

15%
15%
44%
25%
Own outright15%
Own (mortgage)15%
Private rent44%
Social rent25%
Shared ownership1%
Rent free0%

Ethnicity

27%
37%
White British28%
White Other37%
Asian9%
Black11%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine19%
No car household56%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Private rent44%
Social rent25%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
7
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
6
Under construction
0
Completed (3yr)
71
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
Land adjacent to 2, Land adjacent to 2, Canning Crescent, N22 5SR19 homes
completed
33, 33, COMMERCE ROAD, N22 8DZ17 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 8LT

Full postcodeN22 8LT
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.605109
Longitude-0.113628
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