Bounds Green · Haringey · Southgate and Wood Green constituency · 51.60493, -0.11673

N22 8PH— Bounds Green, Haringey

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

The family fortress

 

Schools 100%Safety 78/100Transport 47/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
78
Schools
60
Transport
47
Environment
69
Investment
48

The bottom line

N22 8PH 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 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N22 8PH

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 8PH

🛡️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 8PH 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 · 7 min walk

KS2: 112.0

—

Secondary

Heartlands High School

Not yet inspected · 10 min walk

P8: +0.45A8: 50.9

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

6 primaries · 2 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 · 2.2km

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£7,788/m²
Price per ft²£724/ft²
Avg floor area64 m²

EPC breakdown

C
2%

Based on 2 properties · Confidence: very_low

Street mix

Flat 92%Other 8%

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£160,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+7.1%

Total change

+541%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.3%

per year

Acceleration

+6.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£78k£78k+0%1
Post-dot-com plateau2003–2003£160k£160k+0%1
Pre-crash peak2005–2007£167k£152k-8.7%1
GFC & correction2008–2010£220k£259k+17.6%1.5
Help-to-Buy recovery2014–2014£400k£400k+0%1
Brexit uncertainty2018–2018£414k£414k+0%1
Pandemic surge2021–2021£442k£442k+0%2
Current market2025–2025£500k£500k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
5%
District
5.6%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
6.9 min walk
Bowes Park

Nearby stations

Bowes ParkNational Rail
4 min walk
Bounds Green Underground StationPiccadilly
7 min walk
Wood Green Underground StationPiccadilly
12 min walk
Arnos Grove Underground StationPiccadilly
21 min walk
Turnpike Lane Underground StationPiccadilly
24 min walk
No bus stops within 400m

56

Walkability score

114

Footpaths (500m)

0

Santander docks (800m)

4.4 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)

4

EV chargers (800m)

Total spaces (800m)19
Nearest car park388m
Santander docks (800m)0
Nearest cycle dock4.4 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 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 AONB41% green spaceTree canopy: 28%
More green space than 92% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.4 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

4 min walk

91%

Recommend GP

91%

Overall GP experience

8

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

242

Parks (1km)

17

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

5

Convenience

Nearest supermarketAyta Food Centre · 186 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)

532m

Post office

Nearby shops

Red Sea Supermarket156 m
Myddleton Stores178 m
Domipol - Sklep Polski194 m
Hellenic Gourmet206 m

Nearby cafes

Renaissance159 m
New Salamis FC178 m
Nicosia Cafe Bar201 m
CupTales246 m

Nearby restaurants

Vrisaki156 m
Bowes Café & Bistro164 m
The Step181 m
The Taste - Sandwich Bar190 m

Nearby pubs

Tap Room235 m
The Prince418 m
Springfield Tavern422 m
The Occasional Half762 m

Nearby gyms

Myddleton Road Outdoor Gym188 m
Giants Gym231 m
Flex PT825 m
Wood Green Common Multi Use Game Area958 m

Nearby pharmacies

Clockwork Pharmacy533 m
Warwick Pharmacy600 m
Crescent Pharmacy Express803 m
Vantage Pharmacy879 m

Nearby health

Staunton Group Practice736 m
Bounds Green Group Practice742 m
Colosseum Dental787 m
Park Vue912 m
Food hygiene (5-star)78% of 69

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

A

High street health

Registered businesses

CLARENCE COURT N22 LIMITED
SHARPFROG LTD

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 score18/100
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

49.5

Price growth score

C
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,193m
Crossrail 2 route3,997m

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
Yes
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
4
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)
3

Housing pipeline (800m)

Homes approved
13
Under construction
0
Completed (3yr)
61
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
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
119, 119, Whittington Road, N22 8YR10 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

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Key facts for N22 8PH

Full postcodeN22 8PH
Postcode districtN22
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.604925
Longitude-0.116726
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