Stroud Green · Haringey · Hornsey and Friern Barnet constituency · 51.57337, -0.10633

N4 4NL— Stroud Green, Haringey

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

The family fortress

 

Top 8% LondonSchools 86%Safety 76/100Transport 43/100Low yield 1.42%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
74
Safety
76
Schools
90
Transport
43
Environment
96
Investment
51

The bottom line

N4 4NL offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £1,350,000 median — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

N4 4NL

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+159.6% vs London avg
vs London income+15.2% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for N4 4NL

🛡️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 4NL 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 · 6 min walk

KS2: 107.1

★★

Secondary

Arts and Media School Islington

Good · Inspected Apr 2023 · 12 min walk

P8: +0.32A8: 45.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 11 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

58.9 incidents per 1,000 residents

Better than 55% of London
↑ Rising 1200.0%

-28% vs borough

Crime by type

Vehicle crime23%
Anti-social behaviour20%
Violence & sexual offences20%
Other19%
Theft5%
Drug offences4%
Robbery4%
Burglary4%

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 9% 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.

£1,350,000

Median sale price

Top 10% — 160% above London median

£1,350,000 is 160% above the London median (£520,000)

+23.5%

This year

Flat

Dominant type

Price history

5-year change
+141.1%
Sales (24 months)5
New build0.0%
Avg terraced£1,410,000
Avg flat£730,000
Price per m²£24,021/m²
Price per ft²£2,232/ft²
Avg floor area47 m²

EPC breakdown

C
37%
D
22%
E
6%
F
1%

Based on 66 properties · Confidence: high

Street mix

Semi 5%Terraced 26%Flat 63%Other 7%

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£76,250
First-time buyerFTB
£76,250
Additional propertyBTL/2nd
£116,750

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

27.9×

Price-to-income

£6,753/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£117,500
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.4%

Total change

+929%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.8%

per year

Acceleration

-78.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached5%
Terraced27.5%
Flat/maisonette67.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£131k£270k+105.8%1.8
Post-dot-com plateau2001–2004£231k£215k-6.9%1.8
Pre-crash peak2005–2007£475k£619k+30.3%2
GFC & correction2008–2012£275k£430k+56.4%1.5
Help-to-Buy recovery2015–2016£873k£688k-21.2%1.5
Brexit uncertainty2018–2018£1.07m£1.07m+0%2
Pandemic surge2021–2021£560k£560k+0%2
Current market2024–2025£1.12m£1.35m+20.8%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Terraced+0% α
Local
5.3%
District
5.3%
Flat/maisonette-0.2% α
Local
7.8%
District
8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

9out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing12
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
11.5 min walk
Harringay→ Moorgate· 6 tph
18 min

Nearby stations

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

42

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

2.6 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

15

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)12
Nearest car park405m
Santander docks (800m)0
Nearest cycle dock2.6 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: 4.6 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

HARINGEY PALLIATIVE CARE TEAM

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

16 min walk

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

1011

Parks (1km)

24

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

20

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Nicholas Nickleby (424 m)

Nearest supermarketNew Istanbul Supermarket · 468 m
8 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

617m

Post office

Nearby shops

COM421 m
Londis441 m
Brothers Supermarket601 m
Greens Food711 m

Nearby cafes

Finsbury Park Cafe418 m
But First Coffee466 m
Blossom White579 m
N4 Coffee Fruit580 m

Nearby restaurants

Pizza Galaxy419 m
GoodsOffice429 m
Ciabo Food443 m
Samuki Kitchen506 m

Nearby pubs

Nicholas Nickleby424 m
The Faltering Fullback559 m
89 Social620 m
The Beaconsfield621 m

Nearby gyms

Finsbury Park Bowls Club314 m
Finsbury Park Sports Stadium404 m
N4 workout456 m
The Gym691 m

Nearby pharmacies

Nuchem Pharmacy656 m
Med-Chem Pharmacy717 m
Superdrug745 m

Nearby health

Nice Smile Dental Practice616 m
Manor House Dental Surgery634 m
The 157 Medical Practice653 m
Bridge House Medical Practice669 m
Food hygiene (5-star)62% of 60

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 (1.4%) 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
1.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score54/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months4

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

33/100

Velocity score

Future outlook

71.3

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route8,639m
Crossrail 2 route2,298m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,072 nationally

1,544

Est. population

11,976/km²

75%

Employed

74%

Degree educated

£48,400

Median income

3.4%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

14%
34%
24%
16%
Under 1814%
18–3434%
35–4924%
50–6416%
65+12%

Tenure

21%
32%
35%
Own outright21%
Own (mortgage)32%
Private rent35%
Social rent12%
Shared ownership0%

Ethnicity

56%
22%
White British56%
White Other22%
Asian5%
Black6%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine8%
No car household48%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent35%
Social rent12%

vs. London

Income vs London+15.2%
Price vs London+159.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
1
Local approval rate
0%
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)
17
Largest scheme
34 homes · The Parade, 15, Stroud Green Road, London, N4 3ED
Pipeline pressure
NONE

Named schemes (500m)

76-108, 76-108, LANCASTER ROAD, N4 4PT17 homes
completed
WIGHTMAN ROAD DEPOT, WIGHTMAN ROAD DEPOT, WIGHTMAN ROAD, N417 homes
completed
10, 10, WIGHTMAN ROAD, N814 homes
completed
46, Florence Road, London, N4 4DP14 homes
completed
7, Oxford Road, London, N4 3HA, 77 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 (£1,350,000)

£76,250

Standard buyer

£76,250

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 4NL

Full postcodeN4 4NL
Postcode districtN4
BoroughLondon Borough of Haringey
WardStroud Green
Latitude51.573365
Longitude-0.106327
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