Bounds Green · Haringey · Southgate and Wood Green constituency · 51.60578, -0.11868

N22 8YE— Bounds Green, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 85/100Transport 53/100Low yield 2.46%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
85
Schools
60
Transport
53
Environment
67
Investment
54

The bottom line

N22 8YE offers exceptional schools (100% Good/Outstanding) and low crime at £780,000 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 8YE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+50.0% vs London avg
vs London income+6.4% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for N22 8YE

🛡️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 8YE 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 · 5 min walk

—

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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 26 min walk

6 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.2km

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£780,000

Median sale price

Top 25% — 50% above London median

£780,000 is 50% above the London median (£520,000)

+59.2%

This year

Terraced

Dominant type

Price history

5-year change
+36.0%
Sales (24 months)5
New build0.0%
Avg terraced£830,000
Avg flat£490,000
Price per m²£9,811/m²
Price per ft²£911/ft²
Avg floor area78.2 m²

EPC breakdown

B
8%
C
25%
D
30%
E
10%
F
2%

Based on 75 properties · Confidence: high

Street mix

Semi 13%Terraced 53%Detached 3%Flat 29%Other 1%

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£26,500
First-time buyerFTB
£26,500
Additional propertyBTL/2nd
£49,900

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

17.4×

Price-to-income

£3,902/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£195,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.8%

Total change

+1257%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.4%

per year

Acceleration

-62.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 72 sales

Property Type Mix

Total: 72 sales

Detached2.8%
Semi-detached13.9%
Terraced54.2%
Flat/maisonette29.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£58k£106k+84.1%3.2
Post-dot-com plateau2002–2004£175k£303k+73.2%2
Pre-crash peak2005–2007£238k£315k+32.6%4.3
GFC & correction2008–2011£330k£406k+22.9%1.5
Help-to-Buy recovery2013–2016£306k£513k+67.8%2.2
Brexit uncertainty2017–2019£500k£656k+31.1%2
Pandemic surge2020–2021£790k£574k-27.4%1.5
Rate-rise correction2022–2023£850k£685k-19.4%3.5
Current market2024–2026£583k£780k+33.9%2

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+1.3% alpha

Weakest performer

Flat/maisonette

-0.1% alpha

Semi-detached+1.3% α
Local
7.3%
District
6%
Terraced+1% α
Local
8.1%
District
7.1%
Flat/maisonette-0.1% α
Local
9.6%
District
9.7%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing12
Trend Position75

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
4.9 min walk
Bowes Park

Nearby stations

Bowes ParkNational Rail
2 min walk
Bounds Green Underground StationPiccadilly
5 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

57

Walkability score

115

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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)4
Nearest car park484m
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 waterLOW
Low
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: 8.3 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 37%
More green space than 89% 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

5 min walk

91%

Recommend GP

91%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.4 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

176

Parks (1km)

18

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

6

Convenience

Nearest supermarketAyta Food Centre · 113 m
1 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)

369m

Post office

Nearby shops

Hellenic Gourmet65 m
Hellenic Bakery85 m
Domipol - Sklep Polski101 m
Red Sea Supermarket143 m

Nearby cafes

Nicosia Cafe Bar66 m
CupTales83 m
Renaissance122 m
New Salamis FC167 m

Nearby restaurants

Pierogi65 m
The Taste - Sandwich Bar72 m
The Step80 m
Espresso Pizza86 m

Nearby pubs

Tap Room87 m
Springfield Tavern282 m
The Prince542 m
The Ranelagh675 m

Nearby gyms

Giants Gym73 m
Myddleton Road Outdoor Gym212 m
Flex PT832 m
Wood Green Common Multi Use Game Area1.1 km

Nearby pharmacies

Clockwork Pharmacy369 m
Warwick Pharmacy438 m
Vantage Pharmacy897 m
Crescent Pharmacy Express957 m

Nearby health

Bounds Green Group Practice586 m
N13 Dental Clinic828 m
Staunton Group Practice885 m
Colosseum Dental944 m
Food hygiene (5-star)73% of 60

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

AC BOUTIQUE LETTINGS LTD
CEMIL KEBAB LTD
EL MONO ROPE ACCESS LTD
GREYSTONE (LONDON) LIMITED
MAHMY DIRECT LTD

+7 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.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score29/100
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

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

66.9

Price growth score

B
Low

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,302m
Crossrail 2 route4,163m

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%
Price vs London+50.0%

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)
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)
74
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
68-76, 68-76, TRURO ROAD, N2229 homes
completed
65, 65, TRINITY ROAD, NIGHTINGALE ROAD (110-114), N2217 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£780,000)

£26,500

Standard buyer

£26,500

First-time buyer

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 8YE

Full postcodeN22 8YE
Postcode districtN22
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.605784
Longitude-0.118683
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