Stroud Green · Haringey · Hornsey and Friern Barnet constituency · 51.56761, -0.10668

N4 3ET— Stroud Green, Haringey

Location and area intelligence for N4 3ET, Stroud Green, Haringey

The family fortress

 

Top 13% LondonSchools 80%Safety 71/100Transport 57/100Low yield 2.99%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
71
Schools
90
Transport
57
Environment
96
Investment
51

The bottom line

N4 3ET offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £643,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

N4 3ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price+23.7% vs London avg
vs London income+15.2% vs London avg
vs London crime+94.0% vs London avg

Deep-dive guides for N4 3ET

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How N4 3ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Stroud Green Primary School

Not yet inspected · 2 min walk

KS2: 107.1

★★

Secondary

Arts and Media School Islington

Good · Inspected Apr 2023 · 8 min walk

P8: +0.32A8: 45.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

125.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+54% vs borough

Crime by type

Other29%
Violence & sexual offences19%
Anti-social behaviour18%
Burglary10%
Theft8%
Vehicle crime8%
Drug offences3%
Robbery3%

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: Holloway Fire Station · 928m

Crime is +94% above 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.

£643,000

Median sale price

Above London median by 24%

£643,000 is 24% above the London median (£520,000)

-32.0%

This year

Flat

Dominant type

Price history

5-year change
+24.9%
Sales (24 months)5
New build0.0%
Avg semi-detached£675,000
Avg terraced£592,500
Avg flat£643,000
Price per m²£9,742/m²
Price per ft²£905/ft²
Avg floor area66.8 m²

EPC breakdown

C
42%
D
12%
F
1%

Based on 55 properties · Confidence: high

Street mix

Semi 3%Terraced 9%Flat 89%

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£19,650
First-time buyerFTB
£19,650
Additional propertyBTL/2nd
£38,940

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

13.3×

Price-to-income

£3,217/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£167,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.8%

Total change

+660%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.6%

per year

Acceleration

-49.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 76 sales

Property Type Mix

Total: 76 sales

Semi-detached2.6%
Terraced9.2%
Flat/maisonette88.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£145k+140.3%3.7
Post-dot-com plateau2002–2004£140k£233k+66.1%2
Pre-crash peak2005–2007£184k£350k+90%5
GFC & correction2008–2012£310k£395k+27.4%2.4
Help-to-Buy recovery2013–2016£283k£615k+117.7%2
Brexit uncertainty2018–2018£470k£470k+0%1
Pandemic surge2021–2021£515k£515k+0%2
Rate-rise correction2022–2023£538k£590k+9.8%2.5
Current market2024–2026£659k£459k-30.4%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
8.4%
District
8.1%

CAGR over 27yr 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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Finsbury Park4 line
3.8 min walk
Finsbury Park→ Kings Cross· 11 tph
7 min

Nearby stations

Finsbury ParkNational Rail
5 min walk
Finsbury Park Underground StationPiccadilly · Victoria
5 min walk
Manor House Underground StationPiccadilly
10 min walk
Crouch Hill Rail StationSuffragette
10 min walk
Arsenal Underground StationPiccadilly
12 min walk
18 bus routes · 4 stops within 400m · 168 buses/hr peak

81

Walkability score

145

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria ★29 min
Waterloo35 min ↓
Canary Wharf41 min ↓
City33 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)

6

EV chargers (800m)

Total spaces (800m)12
Nearest car park218m
Santander docks (800m)0
Nearest cycle dock2.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.9 km

Energy

Solar: 850 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 yield849.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE ALLERTON ROAD SURGERY

34A ALLERTON ROAD, STOKE NEWINGTON, N16 5UF

14 min walk

75%

Recommend GP

75%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

916

Parks (1km)

74

Restaurants (800m)

35

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

19

Sports (1km)

10

Convenience

Nearest supermarketLidl · 178 m
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

362m

Post office

Nearby shops

Budget Supermarket Off License111 m
Godfrey's221 m
Sunrise Food Stop230 m
Brothers Supermarket270 m

Nearby cafes

Costa104 m
Angel's Café105 m
Molen's Cafe114 m
Common Ground190 m

Nearby restaurants

Garden House107 m
May Mei Wok111 m
Hokka120 m
Roti Joupa131 m

Nearby pubs

The World's End133 m
The Faltering Fullback146 m
La Fabrica178 m
Someday Bar & Kitchen310 m

Nearby gyms

The Manor LDN250 m
Finsbury Park Bowls Club506 m
PureGym526 m
Finsbury Park Sports Stadium570 m

Nearby pharmacies

Nuchem Pharmacy585 m
C+H Chemist958 m

Nearby health

Smile & Shine Dental Practice364 m
Nice Smile Dental Practice376 m
Blackstock Dental Care540 m
The 157 Medical Practice578 m
Food hygiene (5-star)54% of 203

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

51

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (3.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score42/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months3

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

25/100

Velocity score

Future outlook

63

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route8,000m
Crossrail 2 route2,285m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,124 nationally

1,596

Est. population

17,550/km²

72%

Employed

60%

Degree educated

£48,400

Median income

6.4%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

14%
38%
24%
17%
Under 1814%
18–3438%
35–4924%
50–6417%
65+8%

Tenure

19%
46%
22%
Own outright11%
Own (mortgage)19%
Private rent46%
Social rent23%
Shared ownership0%
Rent free0%

Ethnicity

44%
27%
White British44%
White Other27%
Asian5%
Black11%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine14%
No car household68%
Unemployed6%
No qualifications11%

Housing tenure (Census 2021)

Private rent46%
Social rent23%

vs. London

Income vs London+15.2%
Price vs London+23.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
3
Local approval rate
29%
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
0
Under construction
0
Completed (3yr)
19
Largest scheme
355 homes · City North Islington Trading Estate, Fonthill Road, London
Pipeline pressure
NONE

Named schemes (500m)

City North Islington Trading Estate, Fonthill Road, London355 homes
completed
The Parade, 15, Stroud Green Road, London, N4 3ED34 homes
completed
PARK GATE HOUSE, 250-252, PARK GATE HOUSE, 250-252, SEVEN SISTERS ROAD, N418 homes
completed
21 - 23, Stroud Green Road, London10 homes
completed
8, Clifton Terrace, London, N4 3JP9 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.3%
Ward turnout
55%
Election year
2026
MP
Catherine West (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Bethany AndersonGreen
Gio IozziGreen
Eddy ThackerGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£643,000)

£19,650

Standard buyer

£19,650

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 N4 3ET

Full postcodeN4 3ET
Postcode districtN4
BoroughLondon Borough of Haringey
WardStroud Green
Latitude51.567607
Longitude-0.106681
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