Hermitage & Gardens · Haringey · Hornsey and Friern Barnet constituency · 51.57483, -0.09273

N4 1PP— Hermitage & Gardens, Haringey

Location and area intelligence for N4 1PP, Hermitage & Gardens, Haringey

The family fortress

 

Bottom 25% LondonSchools 100%Safety 68/100Transport 50/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
68
Schools
90
Transport
50
Environment
89
Investment
39

The bottom line

N4 1PP offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N4 1PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.7% vs London avg
vs London crime+122.0% vs London avg

Deep-dive guides for N4 1PP

🛡️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🍕 Buzzing

“The family fortress”

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How N4 1PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Woodberry Down Community Primary School

Good · Inspected Dec 2023 · 2 min walk

KS2: 106.0

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 2 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 11 min walk

8 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

144.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+76% vs borough

Crime by type

Other35%
Violence & sexual offences17%
Anti-social behaviour14%
Theft12%
Vehicle crime8%
Burglary5%
Robbery4%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.8km

Crime is +122% above 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.

N4 district median

£578,000

Based on 665 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,932/m²
Price per ft²£737/ft²
Avg floor area56.3 m²

EPC breakdown

C
4%
D
14%
E
1%

Based on 19 properties · Confidence: medium

Street mix

Terraced 14%Flat 86%

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 yield851 kWh/kWp/yr
Rebuild cost estimate£140,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+642%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.1%

per year

Acceleration

-74.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 25 sales

Property Type Mix

Total: 25 sales

Terraced4%
Flat/maisonette96%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£140k+133.4%1.2
Post-dot-com plateau2001–2003£112k£209k+86%1.7
Pre-crash peak2005–2005£160k£160k+0%4
GFC & correction2012–2012£237k£237k+0%2
Help-to-Buy recovery2015–2016£160k£420k+162.5%1
Brexit uncertainty2018–2019£375k£441k+17.5%1.5
Pandemic surge2020–2020£260k£260k+0%2
Rate-rise correction2022–2022£450k£450k+0%1
Current market2025–2025£445k£445k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.3% alpha

Flat/maisonette-2.3% α
Local
6.3%
District
8.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing3
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Manor House Underground StationPiccadilly line
6.1 min walk
Harringay Green Lanes

Nearby stations

Harringay Green Lanes Rail StationSuffragette
6 min walk
Harringay Green LanesNational Rail
6 min walk
Manor House Underground StationPiccadilly
6 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
14 min walk
Seven Sisters Rail StationGreater Anglia · Weaver
18 min walk
No bus stops within 400m

50

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★39 min
Waterloo46 min ↑
Canary Wharf52 min ↑
City45 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

9

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)14
Nearest car park261m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Visitors Car Park
552m
🅿️
Visitors Car Park
595m

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: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB76% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.0 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

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 yield850.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HARINGEY PALLIATIVE CARE TEAM

GEORGE MARSH CENTRE, ST ANN'S ROAD, TOTTENHAM, N15 3TH

8 min walk

4

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 673 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

113

Parks (1km)

21

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Finsbury (403 m)

Nearest supermarketAldi · 331 m
1 sports halls

Nightlife (500m)

1

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

447m

Post office

Nearby shops

Woodberry Down Mini Market279 m
Tesco Express351 m
Sainsbury's Local396 m
Manor Food453 m

Nearby cafes

Venus Cafe324 m
New River Studios330 m
MiLK390 m
Costa391 m

Nearby restaurants

Presto285 m
Sushi Gourmet317 m
LA In Oasis372 m
Greggs374 m

Nearby pubs

The Finsbury403 m
The Beaconsfield453 m
The Old Ale Emporium566 m
Cino Social Club808 m

Nearby gyms

Evoke274 m
The Gym450 m
Finsbury Park Sports Stadium702 m
Finsbury Park Bowls Club797 m

Nearby pharmacies

Superdrug348 m
Rowlands Pharmacy516 m
Med-Chem Pharmacy517 m
Green Light Pharmacy & Travel Clinic919 m

Nearby health

Manor Orthodontic & Implant Clinic247 m
Woodberry Down Dental Practice265 m
Manor House Dental Surgery466 m
Bridge House Medical Practice523 m
Food hygiene (5-star)75% of 114

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44.3

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,806m
Crossrail 2 route1,366m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,282 nationally

1,574

Est. population

12,998/km²

66%

Employed

51%

Degree educated

£49,000

Median income

6.2%

Claimant rate

Inner cityHigh densityRenters

33

Community stability

Age profile

18%
33%
25%
15%
Under 1818%
18–3433%
35–4925%
50–6415%
65+9%

Tenure

17%
16%
40%
22%
Own outright17%
Own (mortgage)16%
Private rent40%
Social rent22%
Shared ownership4%
Rent free0%

Ethnicity

28%
30%
15%
White British28%
White Other30%
Asian9%
Black15%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine20%
No car household61%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Private rent40%
Social rent22%

vs. London

Income vs London+16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
4
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
291
Under construction
0
Completed (3yr)
8
Largest scheme
490 homes · Kss 1, Woodberry Park, Kss 1, Woodberry Park, Woodberry Grove, N4 1SN
Pipeline pressure
HIGH

Named schemes (500m)

KSS 2 Land to West of Skinners Academy, KSS 2 Land to West of Skinners Academy, Woodberry Grove, Katherine Close and Rowley Gardens, N4220 homes
completed
Phase 1b and 2 (Block E Only), Phase 1b and 2 (Block E Only), Woodberry Down, Brownswood, N4 2TG180 homes
completed
KSS5 Woodberry Down, 307, KSS5 Woodberry Down, 307, Seven Sisters Road, N4 1QR176 homes
completed
ST ANNS VILLAGE, ST ANNS VILLAGE, GREEN LANES, N4110 homes
completed
Pacific House, Pacific House, Vale Road, Seven Sisters, N4 1PQ27 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
31.4%
Ward turnout
46%
Election year
2026
MP
Catherine West (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Ata Berk AksitGreen
Fin FitzgeraldGreen

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Key facts for N4 1PP

Full postcodeN4 1PP
Postcode districtN4
BoroughLondon Borough of Haringey
WardHermitage & Gardens
Latitude51.574827
Longitude-0.092729
Parliamentary constituencyHornsey and Friern Barnet
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