Harringay · Haringey · Hornsey and Friern Barnet constituency · 51.58257, -0.10384

N8 0BS— Harringay, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 40/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
70
Safety
79
Schools
90
Transport
40
Environment
76
Investment
45

The bottom line

N8 0BS 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.

Less suited to Car-free commuters.

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Location

N8 0BS

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+16.7% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for N8 0BS

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N8 0BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

South Harringay Infant School

Good · Inspected May 2023 · 4 min walk

—

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.0 incidents per 1,000 residents

Better than 72% of London
↑ Rising 378.6%

from a low base — still below London average

-54% vs borough

Crime by type

Violence & sexual offences30%
Other22%
Vehicle crime18%
Anti-social behaviour16%
Drug offences6%
Theft3%
Burglary3%
Robbery1%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.7km

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£10,445/m²
Price per ft²£970/ft²
Avg floor area94.5 m²

EPC breakdown

C
14%
D
28%
E
10%

Based on 52 properties · Confidence: high

Street mix

Terraced 56%Detached 1%Flat 41%Other 1%

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£236,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.9%

Total change

+1607%

Market Activity

Price Velocity & Acceleration

Current Velocity

+101.9%

per year

Acceleration

+158.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 74 sales

Property Type Mix

Total: 74 sales

Detached1.4%
Terraced56.8%
Flat/maisonette41.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£119k+116.4%3.5
Post-dot-com plateau2001–2004£230k£308k+33.7%3.5
Pre-crash peak2005–2007£304k£272k-10.4%2
GFC & correction2010–2012£222k£415k+86.9%1.7
Help-to-Buy recovery2013–2016£474k£768k+62%2.2
Brexit uncertainty2017–2019£746k£620k-16.9%1.7
Pandemic surge2020–2021£810k£600k-25.9%3
Rate-rise correction2022–2022£1.06m£1.06m+0%5
Current market2024–2025£465k£939k+101.9%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.9% alpha

Weakest performer

Flat/maisonette

+0.5% alpha

Terraced+2.9% α
Local
10.8%
District
7.9%
Flat/maisonette+0.5% α
Local
7.8%
District
7.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Turnpike Lane Underground StationPiccadilly line
10 min walk
Harringay→ Moorgate· 6 tph
18 min

Nearby stations

HarringayNational Rail
7 min walk
Harringay Green Lanes Rail StationSuffragette
9 min walk
Turnpike Lane Underground StationPiccadilly
11 min walk
Manor House Underground StationPiccadilly
18 min walk
Crouch Hill Rail StationSuffragette
19 min walk
No bus stops within 400m

49

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

3.2 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

9

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)13
Nearest car park356m
Santander docks (800m)0
Nearest cycle dock3.2 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: 5.7 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.7 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

9 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

12

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

441

Parks (1km)

35

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Salisbury (317 m)

Nearest supermarketHarringay Local Store · 295 m
1 tennis courts1 swimming pools2 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)

446m

Post office

Nearby shops

Lion King282 m
Green Apple299 m
Brou's Cellar333 m
Antepzade384 m

Nearby cafes

Chakra302 m
Stamp Brasserie310 m
Beans & Barley315 m
Jam in a Jar323 m

Nearby restaurants

Mykonos Gyros271 m
Kofteci Metin272 m
Umut 2000272 m
The Taco House274 m

Nearby pubs

The Salisbury317 m
Brouhaha Bar327 m
Brouhaha330 m
Langham Working Mens Club366 m

Nearby gyms

Legends Gym303 m
Corehealth620 m
CrossFit North London682 m
Synergy Studio685 m

Nearby pharmacies

Stearns Pharmacy273 m
Green Light Pharmacy & Travel Clinic313 m
Med-Chem Pharmacy653 m
Sia Pharmacy801 m

Nearby health

Medipark Clinic275 m
Halley Clinic291 m
House of Smiles299 m
The Old Surgery300 m
Food hygiene (5-star)75% of 111

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score25/100
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

8/100

Velocity score

Future outlook

53.2

Price growth score

C
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,655m
Crossrail 2 route2,186m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,048 nationally

1,761

Est. population

27,525/km²

71%

Employed

57%

Degree educated

£49,000

Median income

6.5%

Claimant rate

Inner cityVery high densityYoung professionals

35

Community stability

Age profile

17%
32%
26%
16%
Under 1817%
18–3432%
35–4927%
50–6416%
65+8%

Tenure

20%
24%
45%
Own outright20%
Own (mortgage)24%
Private rent45%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

41%
29%
White British41%
White Other29%
Asian6%
Black9%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household54%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent45%
Social rent10%

vs. London

Income vs London+16.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
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
15
Under construction
0
Completed (3yr)
40
Largest scheme
133 homes · 590 594 Warehouse, 590-598, Green Lanes, N8 0RA
Pipeline pressure
LOW

Named schemes (500m)

586 - 588, 586 - 588, Green Lanes, N8 0RP18 homes
completed
THE COLISEUM, THE COLISEUM, GREEN LANES, N815 homes
completed
HARRINGAY UNITED CHURCH (1-13 COZEN CT.), 123, HARRINGAY UNITED CHURCH (1-13 COZEN CT.), 123, ALLISON ROAD, N813 homes
completed
133, 133, Seymour Road, N8 0BH9 homes
completed
74, 74, Warham, Road, N4 1AT8 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 0BS

Full postcodeN8 0BS
Postcode districtN8
BoroughLondon Borough of Haringey
WardHarringay
Latitude51.582569
Longitude-0.103837
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