Woodside · Haringey · Southgate and Wood Green constituency · 51.60561, -0.11492

N22 8RG— Woodside, Haringey

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

The family fortress

 

Schools 100%Safety 78/100Transport 46/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
78
Schools
100
Transport
46
Environment
69
Investment
61

The bottom line

N22 8RG 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 8RG

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 8RG

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How N22 8RG 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 · 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

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

Prices, sales volume and market trends

Avg floor area53 m²

EPC breakdown

C
17%
D
31%
E
14%

Based on 62 properties · Confidence: high

Street mix

Semi 16%Terraced 4%Detached 6%Flat 74%

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£132,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.5%

Total change

+484%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.4%

per year

Acceleration

-13.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £400k–£450k · 46 sales

Property Type Mix

Total: 46 sales

Detached6.5%
Semi-detached17.4%
Terraced4.3%
Flat/maisonette71.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£136k+140.7%3.3
Post-dot-com plateau2001–2004£85k£161k+89.4%1
Pre-crash peak2005–2007£140k£180k+28.5%2
GFC & correction2008–2011£185k£328k+77.2%2.5
Help-to-Buy recovery2013–2016£197k£370k+87.8%1.3
Brexit uncertainty2017–2018£848k£345k-59.3%1
Pandemic surge2021–2021£455k£455k+0%1
Rate-rise correction2022–2023£420k£330k-21.4%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+-0.6% alpha

Weakest performer

Flat/maisonette

-0.8% alpha

Semi-detached-0.6% α
Local
10.2%
District
10.8%
Flat/maisonette-0.8% α
Local
8.3%
District
9.1%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing11
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
8 min walk
Bowes Park

Nearby stations

Bowes ParkNational Rail
5 min walk
Bounds Green Underground StationPiccadilly
8 min walk
Wood Green Underground StationPiccadilly
12 min walk
Arnos Grove Underground StationPiccadilly
22 min walk
Turnpike Lane Underground StationPiccadilly
24 min walk
No bus stops within 400m

55

Walkability score

120

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 park300m
Santander docks (800m)0
Nearest cycle dock4.5 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: 22%
More green space than 92% 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

2 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 · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

268

Parks (1km)

22

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Tap Room (295 m)

Nearest supermarketAyta Food Centre · 209 m
4 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)

435m

Post office

Nearby shops

Red Sea Supermarket153 m
Myddleton Stores160 m
Domipol - Sklep Polski226 m
Hellenic Gourmet268 m

Nearby cafes

New Salamis FC154 m
Renaissance175 m
Nicosia Cafe Bar260 m
Purple Café & Restaurant275 m

Nearby restaurants

Vrisaki142 m
Bowes Café & Bistro190 m
The Step227 m
The Taste - Sandwich Bar242 m

Nearby pubs

Tap Room295 m
The Prince499 m
Springfield Tavern542 m
The Occasional Half628 m

Nearby gyms

Myddleton Road Outdoor Gym121 m
Giants Gym303 m
Wood Green Common Multi Use Game Area1.0 km
The Gym1.0 km

Nearby pharmacies

Clockwork Pharmacy622 m
Warwick Pharmacy693 m
Vantage Pharmacy746 m
Crescent Pharmacy Express816 m

Nearby health

Staunton Group Practice762 m
Colosseum Dental793 m
Park Vue927 m
N13 Dental Clinic934 m
Food hygiene (5-star)60% of 93

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

18 PALMERSTON ROAD LIMITED
32 PALMERSTON ROAD LIMITED
ARED ESSEX LTD
LOLO CREATIVE LTD
LOLO PROPERTY LTD

+2 more

Investment

Investment grade, yield and market outlook

61

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

36

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,257m
Crossrail 2 route3,952m

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)
16
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
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)
3

Housing pipeline (800m)

Homes approved
8
Under construction
0
Completed (3yr)
68
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
68-76, 68-76, TRURO ROAD, N2229 homes
completed
The Nightingales, The Nightingales, Nightingale Road, High Road, N22 8JA23 homes
completed
33, 33, COMMERCE ROAD, N22 8DZ17 homes
completed
29, 29, Truro Road, N22 8EH9 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 8RG

Full postcodeN22 8RG
Postcode districtN22
BoroughLondon Borough of Haringey
WardWoodside
Latitude51.605607
Longitude-0.114921
Parliamentary constituencySouthgate and Wood Green
CountryEngland
RegionGreater London

Trusted official data sources

Office for
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LONDONDATASTORE
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REGISTRY
Environment
Agency
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for London
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