Bounds Green · Haringey · Southgate and Wood Green constituency · 51.60816, -0.11635

N22 8NN— Bounds Green, Haringey

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

The family fortress

 

Schools 100%Safety 77/100Transport 47/100Yield 3.84%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
77
Schools
100
Transport
47
Environment
67
Investment
54

The bottom line

N22 8NN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £500,000 median — strong value for Families who can accept its trade-offs.

The catches: 47 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N22 8NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-3.8% vs London avg
vs London income+6.4% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for N22 8NN

🛡️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 8NN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Bounds Green Junior School

Not yet inspected · 7 min walk

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 8 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 · 24 min walk

8 primaries · 2 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.5km

Crime is +32% above London average

Property

2 Jul

Prices, sales volume and market trends

£500,000

Median sale price

4% below London median

£500,000 is 4% below the London median (£520,000)

-4.0%

This year

Flat

Dominant type

Price history

5-year change
+4.2%
Sales (24 months)9
New build0.0%
Avg terraced£468,500
Avg flat£505,000
Price per m²£6,840/m²
Price per ft²£635/ft²
Avg floor area73.1 m²

EPC breakdown

B
1%
C
23%
D
48%
E
16%
F
1%
G
2%

Based on 91 properties · Confidence: high

Street mix

Semi 4%Terraced 16%Flat 79%Other 2%

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

Stamp duty

Standard buyer£12,500
First-time buyerFTB
£3,750
Additional propertyBTL/2nd
£27,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.2×

Price-to-income

£2,501/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£182,750
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 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

1995–2026 · CAGR

+7%

Total change

+708%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.5%

per year

Acceleration

-9.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 168 sales

Property Type Mix

Total: 168 sales

Semi-detached4.2%
Terraced16.1%
Flat/maisonette79.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£131k+118.3%7.3
Post-dot-com plateau2001–2004£132k£215k+63.2%8.8
Pre-crash peak2005–2007£221k£242k+9.7%5
GFC & correction2008–2012£260k£275k+5.8%4.2
Help-to-Buy recovery2013–2016£290k£460k+58.4%5.2
Brexit uncertainty2017–2019£448k£547k+22.2%3
Pandemic surge2020–2021£500k£480k-4%4
Rate-rise correction2022–2022£484k£484k+0%5
Current market2024–2026£475k£485k+2.1%3.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Weakest performer

Terraced

-0.3% alpha

Flat/maisonette+0.8% α
Local
7.3%
District
6.5%
Terraced-0.3% α
Local
7.1%
District
7.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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
6.7 min walk
Bowes Park

Nearby stations

Bowes ParkNational Rail
4 min walk
Bounds Green Underground StationPiccadilly
7 min walk
Wood Green Underground StationPiccadilly
16 min walk
Arnos Grove Underground StationPiccadilly
19 min walk
Turnpike Lane Underground StationPiccadilly
27 min walk
No bus stops within 400m

51

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

4.6 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)10
Nearest car park366m
Santander docks (800m)0
Nearest cycle dock4.6 km

Connectivity

Broadband and mobile coverage

99%

Full fibre

48%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed410 Mbps
Median download407 Mbps
Superfast coverage99%
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: 8.5 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.7 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

5

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

201

Parks (1km)

20

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

6

Convenience

Nearest supermarketAyta Food Centre · 201 m
4 tennis courts1 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)

422m

Post office

Nearby shops

My Twins Supermarket178 m
Myddleton Stores183 m
Red Sea Supermarket206 m
Domipol - Sklep Polski209 m

Nearby cafes

New Salamis FC182 m
Renaissance211 m
Nicosia Cafe Bar248 m
CupTales288 m

Nearby restaurants

Golden Phoenix179 m
Vrisaki205 m
Bowes Café & Bistro215 m
The Step230 m

Nearby pubs

Tap Room251 m
The Occasional Half500 m
Springfield Tavern529 m
The Truth566 m

Nearby gyms

Myddleton Road Outdoor Gym185 m
Giants Gym275 m
Broomfield Park outdoor gym1.2 km

Nearby pharmacies

Clockwork Pharmacy515 m
Warwick Pharmacy582 m
Vantage Pharmacy603 m
Crescent Pharmacy Express1.1 km

Nearby health

N13 Dental Clinic638 m
Bounds Green Group Practice747 m
Staunton Group Practice1.1 km
Colosseum Dental1.1 km
Food hygiene (5-star)57% of 85

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

110 MARLBOROUGH ROAD MANAGEMENT COMPANY LIMITED
116 MARLBOROUGH ROAD LIMITED
120 MARLBOROUGH LIMITED
AESTHETE SPACE LTD
ATIPOV & SON (UK) LTD

+11 more

Investment

Investment grade, yield and market outlook

54

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 months4

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

56.2

Price growth score

C
Low

Development pressure

High

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,549m
Crossrail 2 route4,217m

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%
Price vs London-3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
10
Local approval rate
93%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
7
Under construction
0
Completed (3yr)
69
Largest scheme
134 homes · RAMUS TILES WORKS, 2, RAMUS TILES WORKS, 2, PALACE ROAD, N11
Pipeline pressure
LOW

Named schemes (500m)

147, 147, PALMERSTON ROAD, N22 8QX10 homes
completed
119, 119, Whittington Road, N22 8YR10 homes
completed
128, Palmerston Road, N22 8RD8 homes
completed
129, 129, PALMERSTON ROAD, LONDON, N22 8QX7 homes
completed
131, 131, PALMERSTON ROAD, N22 8RH6 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.7%
Ward turnout
48%
Election year
2026
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Emily ArkellLabour
Andrea HodgsonLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£500,000)

£12,500

Standard buyer

£3,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N22 8NN

Full postcodeN22 8NN
Postcode districtN22
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.608156
Longitude-0.116346
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