Stroud Green · Haringey · Hornsey and Friern Barnet constituency · 51.57491, -0.11302

N4 4ED— Stroud Green, Haringey

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

The family fortress

 

Top 10% LondonSchools 90%Safety 80/100Transport 46/100Low yield 3.15%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
73
Safety
80
Schools
100
Transport
46
Environment
82
Investment
55

The bottom line

N4 4ED offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £610,000 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N4 4ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+17.3% vs London avg
vs London income+18.6% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for N4 4ED

🛡️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 4ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Aidan's Voluntary Controlled Primary School

Outstanding · Inspected Jul 2024 · 2 min walk

KS2: 109.1

—

Secondary

Hornsey School for Girls

Not yet inspected · 10 min walk

P8: +0.37A8: 50.0

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 12 min walk

6 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

69.5 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-15% vs borough

Crime by type

Anti-social behaviour25%
Other23%
Vehicle crime17%
Violence & sexual offences16%
Burglary12%
Theft6%
Drug offences1%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.5km

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

£610,000

Median sale price

Above London median by 17%

£610,000 is 17% above the London median (£520,000)

+23.5%

This year

Flat

Dominant type

Price history

5-year change
+29.8%
Sales (24 months)9
New build0.0%
Avg flat£610,000
Price per m²£10,481/m²
Price per ft²£974/ft²
Avg floor area58.9 m²

EPC breakdown

B
3%
C
36%
D
44%
E
22%
F
1%
G
3%

Based on 109 properties · Confidence: high

Street mix

Semi 1%Terraced 11%Flat 86%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

Stamp duty

Standard buyer£18,000
First-time buyerFTB
£9,250
Additional propertyBTL/2nd
£36,300

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

12.2×

Price-to-income

£3,052/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£147,250
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

+8.2%

Total change

+1043%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.6%

per year

Acceleration

-5.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 167 sales

Property Type Mix

Total: 167 sales

Semi-detached0.6%
Terraced11.4%
Flat/maisonette88%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£146k+117.1%7.5
Post-dot-com plateau2001–2004£144k£182k+26%6.8
Pre-crash peak2005–2007£193k£300k+55.6%5
GFC & correction2008–2012£158k£347k+119.9%3.2
Help-to-Buy recovery2013–2016£375k£432k+15.1%5.5
Brexit uncertainty2017–2019£565k£426k-24.7%5
Pandemic surge2020–2021£388k£470k+21.3%5.5
Rate-rise correction2022–2023£775k£575k-25.8%3
Current market2024–2026£515k£769k+49.2%3.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Weakest performer

Terraced

-6.2% alpha

Flat/maisonette+1.2% α
Local
8.2%
District
7%
Terraced-6.2% α
Local
4.2%
District
10.4%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing6
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Finsbury Park4 line
14.8 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
6 min walk
Crouch HillNational Rail
6 min walk
Harringay Green Lanes Rail StationSuffragette
13 min walk
Manor House Underground StationPiccadilly
16 min walk
Finsbury Park Underground StationPiccadilly · Victoria
16 min walk
No bus stops within 400m

37

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★37 min
Waterloo44 min ↑
Canary Wharf52 min ↑
City43 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

17

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)12
Nearest car park304m
Santander docks (800m)0
Nearest cycle dock2.5 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: 13.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 97% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.8 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Hampstead Heath Woods 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

11 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

941

Parks (1km)

26

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketNew Istanbul Supermarket · 560 m
2 tennis courts2 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)

3

Cinemas (2km)

689m

Post office

Nearby shops

COM116 m
Londis126 m
Novelty News527 m
Crouch Hill Supermarket545 m

Nearby cafes

Finsbury Breakfast496 m
Granary Thai Cafe528 m
Emy's Kitchen529 m
The Blue Owl553 m

Nearby restaurants

GoodsOffice148 m
Woodys Hill491 m
PLANB495 m
One Love Kitchen520 m

Nearby pubs

Nicholas Nickleby111 m
Stapleton Tavern477 m
Delicate Gastrobar498 m
The Old Dairy518 m

Nearby gyms

N4 workout100 m
LeveOut498 m
Yoga Junction633 m
Corehealth728 m

Nearby pharmacies

Nuchem Pharmacy547 m
Saigrace990 m

Nearby health

The 157 Medical Practice550 m
Nice Smile Dental Practice671 m
Denchic Dental Spa932 m
Smiles 4u1.0 km
Food hygiene (5-star)58% of 79

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

55

Investment score

Good

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

70.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route8,845m
Crossrail 2 route2,771m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,959 nationally

1,740

Est. population

9,945/km²

74%

Employed

71%

Degree educated

£49,800

Median income

4.1%

Claimant rate

Inner cityHigh densityYoung professionals

40

Community stability

Age profile

16%
33%
24%
18%
Under 1816%
18–3433%
35–4924%
50–6418%
65+11%

Tenure

19%
28%
35%
16%
Own outright19%
Own (mortgage)28%
Private rent35%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

54%
19%
White British54%
White Other19%
Asian6%
Black9%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household54%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent35%
Social rent16%

vs. London

Income vs London+18.6%
Price vs London+17.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
3
Local approval rate
60%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
34
Largest scheme
42 homes · Dickenson House & Womersley House, Dickenson House & Womersley House, Dickenson Road, Wormersley Road, N8
Pipeline pressure
LOW

Named schemes (500m)

STAPLETON HALL, 5, STAPLETON HALL, 5, STAPLETON HALL ROAD, N421 homes
completed
OPEN SPACE, OPEN SPACE, GRANVILLE ROAD EAST, N4 4EL18 homes
completed
76-108, 76-108, LANCASTER ROAD, N4 4PT17 homes
completed
The Crescent, 6-18, The Crescent, 6-18, MOUNT PLEASANT CRESCENT, Parkland Terrace, N4 4HP16 homes
completed
18, 18, Belmont Road, N15 3LT12 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 (£610,000)

£18,000

Standard buyer

£9,250

First-time buyer

Save £8,750

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 4ED

Full postcodeN4 4ED
Postcode districtN4
BoroughLondon Borough of Haringey
WardStroud Green
Latitude51.574912
Longitude-0.113016
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