Harringay · Haringey · Hornsey and Friern Barnet constituency · 51.58498, -0.10225

N8 0AE— Harringay, Haringey

Location and area intelligence for N8 0AE, Harringay, Haringey

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 50/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
74
Schools
90
Transport
50
Environment
79
Investment
50

The bottom line

N8 0AE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N8 0AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+14.8% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for N8 0AE

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

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🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N8 0AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

North Harringay Primary School

Not yet inspected · 3 min walk

KS2: 107.0

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 11 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.9 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 371.4%

-11% vs borough

Crime by type

Violence & sexual offences25%
Other22%
Vehicle crime22%
Anti-social behaviour18%
Drug offences6%
Theft3%
Burglary2%
Robbery2%

Stop & search

2.2

per 1,000 residents

→ Stable

trend

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: Hornsey Fire Station · 1.7km

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N8 district median

£515,000

Based on 361 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£9,386/m²
Price per ft²£872/ft²
Avg floor area88.8 m²

EPC breakdown

A
1%
B
3%
C
12%
D
22%
E
10%

Based on 48 properties · Confidence: high

Street mix

Terraced 68%Flat 32%

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£222,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+634%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.4%

per year

Acceleration

-144.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 56 sales

Property Type Mix

Total: 56 sales

Terraced71.4%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£95k£128k+34.2%1.8
Post-dot-com plateau2001–2004£128k£275k+114.8%2.3
Pre-crash peak2005–2006£291k£188k-35.4%1
GFC & correction2008–2012£440k£410k-6.8%1
Help-to-Buy recovery2013–2016£615k£702k+14.1%2.5
Brexit uncertainty2017–2019£626k£560k-10.6%3.3
Pandemic surge2020–2021£565k£880k+55.8%3
Rate-rise correction2022–2023£750k£459k-38.8%3
Current market2024–2025£988k£698k-29.4%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette+0.2% α
Local
5.4%
District
5.2%
Terraced-0.1% α
Local
7.7%
District
7.8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Turnpike Lane Underground StationPiccadilly line
6.8 min walk
Harringay

Nearby stations

Turnpike Lane Underground StationPiccadilly
7 min walk
HarringayNational Rail
11 min walk
Harringay Green Lanes Rail StationSuffragette
11 min walk
Wood Green Underground StationPiccadilly
19 min walk
Manor House Underground StationPiccadilly
21 min walk
No bus stops within 400m

62

Walkability score

113

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★44 min
Waterloo50 min ↑
Canary Wharf56 min ↑
City50 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

8

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)13
Nearest car park202m
Santander docks (800m)0
Nearest cycle dock3.4 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: 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: 5.9 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.6 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

HAVERGAL SURGERY

10 HAVERGAL VILLAS, GREEN LANES, TOTTENHAM, N15 3DY

6 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

12

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

417

Parks (1km)

56

Restaurants (800m)

27

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

5

Convenience

Nearest supermarketEuromax Market · 168 m
1 tennis courts1 swimming pools1 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)

0

Cinemas (2km)

609m

Post office

Nearby shops

Rainbow147 m
Aksu Food Centre166 m
M&Z International Foods211 m
Asda Express221 m

Nearby cafes

Jam in a Jar142 m
Beans & Barley149 m
Chakra173 m
The Corner Café & Bar179 m

Nearby restaurants

Kursal Restaurant & Coffee150 m
Bardhoshi Bar & Restaurant160 m
Nawroz191 m
Ora Lounge200 m

Nearby pubs

Langham Working Mens Club180 m
The Salisbury368 m
The Green Gate379 m
Emporer Banqueting Suite398 m

Nearby gyms

Legends Gym292 m
Fitnastic725 m
CrossFit738 m
YMCA754 m

Nearby pharmacies

Stearns Pharmacy251 m
Green Light Pharmacy & Travel Clinic389 m
Sia Pharmacy647 m
Mintons Chemist654 m

Nearby health

The Skin Laser & Cosmetic Surgery Clinic125 m
Duckett Dental Surgery126 m
West Green Surgery184 m
Medipark Clinic244 m
Food hygiene (5-star)64% of 177

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

50

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score32/100
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

59.1

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,921m
Crossrail 2 route2,102m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,194 nationally

1,810

Est. population

23,244/km²

68%

Employed

60%

Degree educated

£48,200

Median income

6.7%

Claimant rate

Urban coreVery high densityYoung professionals

39

Community stability

Age profile

17%
30%
27%
13%
Under 1817%
18–3430%
35–4927%
50–6413%
65+12%

Tenure

26%
23%
38%
Own outright26%
Own (mortgage)23%
Private rent38%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

38%
28%
White British38%
White Other28%
Asian8%
Black10%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine17%
No car household53%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent38%
Social rent12%

vs. London

Income vs London+14.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
1
Major developments (800m)
0
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
22
Under construction
0
Completed (3yr)
52
Largest scheme
133 homes · 590 594 Warehouse, 590-598, Green Lanes, N8 0RA
Pipeline pressure
MODERATE

Named schemes (500m)

590 594 Warehouse, 590-598, Green Lanes, N8 0RA133 homes
completed
MILTON ROAD DEPOT, 70, MILTON ROAD DEPOT, 70, MILTON ROAD, N1567 homes
completed
14a, 14a, Willoughby Road, N8 0JJ25 homes
completed
586 - 588, 586 - 588, Green Lanes, N8 0RP18 homes
completed
THE COLISEUM, THE COLISEUM, GREEN LANES, N815 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
17.6%
Ward turnout
47%
Election year
2026
MP
Catherine West (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Jo KuperGreen
Rosie LatchfordGreen
Marc John JennerGreen

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Key facts for N8 0AE

Full postcodeN8 0AE
Postcode districtN8
BoroughLondon Borough of Haringey
WardHarringay
Latitude51.584981
Longitude-0.102249
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