Bounds Green · Haringey · Southgate and Wood Green constituency · 51.60527, -0.12065

N22 8YD— Bounds Green, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 85/100Transport 55/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
85
Schools
60
Transport
55
Environment
64
Investment
51

The bottom line

N22 8YD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

N22 8YD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.4% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for N22 8YD

🛡️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 8YD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Bounds Green Junior School

Not yet inspected · 3 min walk

KS2: 105.1

—

Secondary

Heartlands High School

Not yet inspected · 11 min walk

P8: +0.45A8: 50.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 28 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

39.3 incidents per 1,000 residents

Better than 71% of London
→ Stable

-52% vs borough

Crime by type

Violence & sexual offences32%
Other21%
Anti-social behaviour20%
Vehicle crime15%
Burglary5%
Robbery3%
Drug offences2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.1km

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£8,079/m²
Price per ft²£751/ft²
Avg floor area56.8 m²

EPC breakdown

C
17%
D
18%
E
4%
F
1%

Based on 40 properties · Confidence: high

Street mix

Terraced 20%Flat 68%Other 13%

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£142,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.4%

Total change

+389%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.1%

per year

Acceleration

-106.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 35 sales

Property Type Mix

Total: 35 sales

Terraced22.9%
Flat/maisonette77.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£92k£103k+11.7%2.2
Post-dot-com plateau2001–2002£68k£134k+97%1.5
Pre-crash peak2005–2006£245k£215k-12.2%2.5
GFC & correction2008–2011£188k£201k+7.1%1.7
Help-to-Buy recovery2015–2016£305k£234k-23.4%1.5
Brexit uncertainty2017–2018£348k£300k-13.7%1.5
Pandemic surge2021–2021£550k£550k+0%1
Rate-rise correction2022–2023£2.12m£415k-80.4%1.5
Current market2024–2026£325k£450k+38.5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+6.8% alpha

Flat/maisonette+6.8% α
Local
14.5%
District
7.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bounds Green Underground StationPiccadilly line
3.8 min walk
Bowes Park

Nearby stations

Bowes ParkNational Rail
2 min walk
Bounds Green Underground StationPiccadilly
4 min walk
Wood Green Underground StationPiccadilly
14 min walk
Arnos Grove Underground StationPiccadilly
19 min walk
Turnpike Lane Underground StationPiccadilly
26 min walk
No bus stops within 400m

56

Walkability score

115

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★44 min
Waterloo51 min ↑
Canary Wharf57 min ↑
City49 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

6

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)4
Nearest car park502m
Santander docks (800m)0
Nearest cycle dock4.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed424 Mbps
Median download419 Mbps
Superfast coverage91%
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 AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.2 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

BOUNDS GREEN GROUP PRACTICE

THE SURGERY, GORDON ROAD, BOUNDS GREEN, NEW SOUTHGATE, N11 2PF

5 min walk

70%

Recommend GP

70%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.3 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

139

Parks (1km)

20

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

7

Convenience

Nearest supermarketAyta Food Centre · 256 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

284m

Post office

Nearby shops

Bounds Green Supermarket73 m
Tesco Express146 m
Hellenic Gourmet188 m
Hellenic Bakery204 m

Nearby cafes

CupTales152 m
Nicosia Cafe Bar195 m
Renaissance270 m
New Salamis FC315 m

Nearby restaurants

Mum's Bistro142 m
Pizza Man164 m
Mohammedi Indian Takeaway175 m
Pierogi184 m

Nearby pubs

Springfield Tavern148 m
Tap Room188 m
The Prince552 m
The Ranelagh595 m

Nearby gyms

Giants Gym164 m
Myddleton Road Outdoor Gym360 m
Flex PT725 m
Wood Green Common Multi Use Game Area1.0 km

Nearby pharmacies

Clockwork Pharmacy287 m
Warwick Pharmacy346 m

Nearby health

Bounds Green Group Practice473 m
N13 Dental Clinic869 m
Staunton Group Practice918 m
Food hygiene (5-star)65% of 68

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AMAZON GIRL TRAINING LTD
DUNDI OOD LTD
HALCON LOGISTICS LTD
LONDON REGGAETON LTD
OMEGA 76 LTD

+11 more

Investment

Investment grade, yield and market outlook

51

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 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

56.4

Price growth score

C
Low

Development pressure

High

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,259m
Crossrail 2 route4,234m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,801 nationally

2,213

Est. population

18,044/km²

71%

Employed

51%

Degree educated

£44,700

Median income

6.6%

Claimant rate

Urban coreVery high densityRenters

30

Community stability

Age profile

20%
24%
28%
19%
Under 1820%
18–3424%
35–4928%
50–6419%
65+9%

Tenure

17%
21%
54%
Own outright17%
Own (mortgage)21%
Private rent54%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

36%
35%
White British36%
White Other35%
Asian9%
Black7%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine15%
No car household52%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent54%
Social rent7%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
6
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
14
Under construction
2
Completed (3yr)
91
Largest scheme
134 homes · RAMUS TILES WORKS, 2, RAMUS TILES WORKS, 2, PALACE ROAD, N11
Pipeline pressure
LOW

Named schemes (500m)

RAMUS TILES WORKS, 2, RAMUS TILES WORKS, 2, PALACE ROAD, N11134 homes
completed
Land at the junction of Partridge Way and, Trinity Road, London, N22 8DW, 2, Trinity Road, N22 8DW38 homes
completed
LAND R/O BOUNDS GRN BR DEPOT, NORTH OF, LAND R/O BOUNDS GRN BR DEPOT, NORTH OF, IMPERIAL ROAD, N2230 homes
completed
68-76, 68-76, TRURO ROAD, N2229 homes
completed
Madison Apartments, Madison Apartments, Durnsford Road, Bounds Green Road, N11 2EQ20 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 8YD

Full postcodeN22 8YD
Postcode districtN22
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.605267
Longitude-0.120654
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