Stroud Green · Haringey · Hornsey and Friern Barnet constituency · 51.57209, -0.10765

N4 4PP— Stroud Green, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 83%Safety 77/100Transport 45/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
77
Schools
90
Transport
45
Environment
96
Investment
45

The bottom line

N4 4PP offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

N4 4PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+15.2% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for N4 4PP

🛡️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 4PP 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 · 4 min walk

KS2: 107.1

★★

Secondary

Arts and Media School Islington

Good · Inspected Apr 2023 · 10 min walk

P8: +0.32A8: 45.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.5 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+8% vs borough

Crime by type

Anti-social behaviour21%
Other20%
Violence & sexual offences20%
Vehicle crime13%
Burglary11%
Drug offences7%
Theft5%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.3km

Crime is +36% 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£7,517/m²
Price per ft²£698/ft²
Avg floor area68.3 m²

EPC breakdown

B
1%
C
5%
D
8%

Based on 14 properties · Confidence: medium

Street mix

Semi 21%Terraced 14%Flat 64%

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£170,750
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

1997–2025 · CAGR

+7.8%

Total change

+730%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.9%

per year

Acceleration

+36.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached21.4%
Terraced14.3%
Flat/maisonette64.3%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£68k£250k+270.4%1
GFC & correction2011–2012£645k£361k-44%2.5
Help-to-Buy recovery2013–2015£546k£625k+14.6%1.3
Brexit uncertainty2019–2019£488k£488k+0%2
Current market2025–2025£560k£560k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.7% alpha

Flat/maisonette-3.7% α
Local
4.4%
District
8.1%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

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
9.9 min walk
Harringay→ Moorgate· 6 tph
18 min

Nearby stations

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

45

Walkability score

92

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

15

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)12
Nearest car park351m
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 waterLOW
Low
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: 4.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.0 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

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 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

981

Parks (1km)

44

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

20

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Nicholas Nickleby (390 m)

Nearest supermarketNew Istanbul Supermarket · 619 m
8 tennis courts3 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)

449m

Post office

Nearby shops

COM385 m
Londis395 m
Brothers Supermarket433 m
Budget Supermarket Off License589 m

Nearby cafes

Finsbury Park Cafe368 m
Blossom White410 m
N4 Coffee Fruit411 m
Olive Bakery450 m

Nearby restaurants

GoodsOffice377 m
Granny's Carribean Takeaway409 m
Nando's429 m
Petek439 m

Nearby pubs

Nicholas Nickleby390 m
The Faltering Fullback404 m
89 Social451 m
The White Lion of Mortimer459 m

Nearby gyms

Finsbury Park Bowls Club335 m
N4 workout418 m
Finsbury Park Sports Stadium443 m
LeveOut592 m

Nearby pharmacies

Nuchem Pharmacy505 m
Med-Chem Pharmacy881 m

Nearby health

Nice Smile Dental Practice448 m
The 157 Medical Practice501 m
Manor House Dental Surgery793 m
Bridge House Medical Practice833 m
Food hygiene (5-star)64% of 109

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

E

High street health

Investment

Investment grade, yield and market outlook

45

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

4/100

Velocity score

Future outlook

54.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route8,502m
Crossrail 2 route2,381m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,633 nationally

1,502

Est. population

11,145/km²

68%

Employed

66%

Degree educated

£48,400

Median income

5.7%

Claimant rate

Inner cityHigh densityYoung professionals

39

Community stability

Age profile

17%
34%
22%
17%
Under 1817%
18–3434%
35–4922%
50–6417%
65+10%

Tenure

14%
24%
31%
31%
Own outright14%
Own (mortgage)24%
Private rent31%
Social rent31%
Shared ownership0%

Ethnicity

52%
20%
White British52%
White Other20%
Asian5%
Black12%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine12%
No car household59%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Social rent31%
Private rent31%

vs. London

Income vs London+15.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
22
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
46, Florence Road, London, N4 4DP14 homes
completed
7, Oxford Road, London, N4 3HA, 77 homes
completed
Connaught Lodge Garages, Connaught Lodge Garages, Connaught Road, Stroud Green, N4 4NR7 homes
completed
20, 20, Beatrice Road, N4 4PD7 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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Key facts for N4 4PP

Full postcodeN4 4PP
Postcode districtN4
BoroughLondon Borough of Haringey
WardStroud Green
Latitude51.572092
Longitude-0.107649
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