Stroud Green · Haringey · Hornsey and Friern Barnet constituency · 51.57042, -0.10746

N4 4BU— Stroud Green, Haringey

Location and area intelligence for N4 4BU, Stroud Green, Haringey

The family fortress

 

Schools 86%Safety 71/100Transport 45/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
71
Schools
90
Transport
45
Environment
96
Investment
51

The bottom line

N4 4BU offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N4 4BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for N4 4BU

🛡️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 4BU 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 · 9 min walk

P8: +0.32A8: 45.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 7 min walk

6 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.1km

Crime is +94% above 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.

N4 district median

£578,000

Based on 665 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£8,398/m²
Price per ft²£780/ft²
Avg floor area81.5 m²

EPC breakdown

C
14%
D
23%
E
2%

Based on 39 properties · Confidence: high

Street mix

Terraced 21%Flat 77%Other 2%

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
Rebuild cost estimate£203,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.2%

Total change

+358%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.7%

per year

Acceleration

-148.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £700k+ · 45 sales

Property Type Mix

Total: 45 sales

Terraced22.2%
Flat/maisonette77.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£143k£170k+19.3%2.2
Post-dot-com plateau2001–2004£162k£235k+45.5%3
Pre-crash peak2007–2007£245k£245k+0%3
GFC & correction2010–2012£328k£332k+1.2%1
Help-to-Buy recovery2013–2016£410k£403k-1.8%1.5
Brexit uncertainty2017–2019£1.30m£503k-61.3%2.5
Rate-rise correction2023–2023£287k£287k+0%1
Current market2024–2026£543k£653k+20.2%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Weakest performer

Terraced

+0.3% alpha

Flat/maisonette+0.4% α
Local
7.1%
District
6.7%
Terraced+0.3% α
Local
11.3%
District
11%

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 4

Good

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

Nearby stations

Crouch Hill Rail StationSuffragette
8 min walk
Finsbury ParkNational Rail
9 min walk
Finsbury Park Underground StationPiccadilly · Victoria
9 min walk
Manor House Underground StationPiccadilly
10 min walk
Harringay Green Lanes Rail StationSuffragette
12 min walk
No bus stops within 400m

55

Walkability score

112

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria45 min ↑
Waterloo52 min ↑
Canary Wharf53 min ↑
City ★43 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)

5

EV chargers (800m)

Total spaces (800m)12
Nearest car park246m
Santander docks (800m)0
Nearest cycle dock2.4 km

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: 4.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
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 RISE GROUP PRACTICE

HORNSEY RISE HEALTH CENTRE, HORNSEY RISE, N19 3YU

15 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

968

Parks (1km)

64

Restaurants (800m)

28

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

20

Sports (1km)

1

Convenience

Nearest supermarketLidl · 480 m
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

327m

Post office

Nearby shops

Brothers Supermarket285 m
Budget Supermarket Off License403 m
Godfrey's513 m
COM519 m

Nearby cafes

Finsbury Park Cafe279 m
N4 Coffee Fruit283 m
Blossom White284 m
Sandscape322 m

Nearby restaurants

Lulu's284 m
Hanna Maria284 m
Petek285 m
Nando's285 m

Nearby pubs

The Faltering Fullback223 m
89 Social319 m
La Fabrica334 m
Park Tavern368 m

Nearby gyms

Finsbury Park Bowls Club337 m
Finsbury Park Sports Stadium441 m
N4 workout546 m
The Manor LDN554 m

Nearby pharmacies

Nuchem Pharmacy466 m

Nearby health

Nice Smile Dental Practice335 m
The 157 Medical Practice460 m
Smile & Shine Dental Practice669 m
Blackstock Dental Care844 m
Food hygiene (5-star)63% of 174

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.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score31/100
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

55.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route8,316m
Crossrail 2 route2,357m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
2
Local approval rate
20%
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
0
Under construction
0
Completed (3yr)
24
Largest scheme
355 homes · City North Islington Trading Estate, Fonthill Road, London
Pipeline pressure
NONE

Named schemes (500m)

The Parade, 15, Stroud Green Road, London, N4 3ED34 homes
completed
76-108, 76-108, LANCASTER ROAD, N4 4PT17 homes
completed
46, Florence Road, London, N4 4DP14 homes
completed
21 - 23, Stroud Green Road, London10 homes
completed
Connaught Lodge Garages, Connaught Lodge Garages, Connaught Road, Stroud Green, N4 4NR7 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

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Compare Haringey with nearby boroughs:

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Key facts for N4 4BU

Full postcodeN4 4BU
Postcode districtN4
BoroughLondon Borough of Haringey
WardStroud Green
Latitude51.570425
Longitude-0.107459
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