Harringay · Haringey · Hornsey and Friern Barnet constituency · 51.58352, -0.10583

N8 0BU— Harringay, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 39/100Yield 3.73%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
79
Schools
60
Transport
39
Environment
77
Investment
57

The bottom line

N8 0BU offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N8 0BU

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 0BU

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

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“The family fortress”

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How N8 0BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

North Harringay Primary School

Not yet inspected · 3 min walk

KS2: 107.0

—

Secondary

Hornsey School for Girls

Not yet inspected · 8 min walk

P8: +0.37A8: 50.0

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

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 9 min walk

11 primaries · 2 secondaries · 0 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.5km

Crime is 41% below London average

Property

Prices, sales volume and market trends

Avg floor area75.9 m²

EPC breakdown

C
2%
D
21%
E
4%

Based on 27 properties · Confidence: medium

Street mix

Terraced 40%Flat 60%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£189,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+9.5%

Total change

+862%

Market Activity

Price Velocity & Acceleration

Current Velocity

+92.4%

per year

Acceleration

+98.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £125k–£150k · 30 sales

Property Type Mix

Total: 30 sales

Terraced40%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£79k£112k+41.5%2.5
Post-dot-com plateau2001–2003£132k£167k+27%1.3
Pre-crash peak2005–2006£190k£235k+23.4%2.5
GFC & correction2008–2012£239k£305k+27.4%1.3
Help-to-Buy recovery2014–2015£317k£419k+32%1.5
Brexit uncertainty2019–2019£420k£420k+0%1
Pandemic surge2021–2021£395k£395k+0%2
Rate-rise correction2022–2022£760k£760k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Weakest performer

Terraced

-2.3% alpha

Flat/maisonette+0.1% α
Local
6.9%
District
6.8%
Terraced-2.3% α
Local
10.1%
District
12.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position10

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
9.1 min walk
Harringay→ Moorgate· 6 tph
18 min

Nearby stations

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

43

Walkability score

29

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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)13
Nearest car park445m
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: 5.8 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 58%
More green space than 79% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.8 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

2

GPs within 1km

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.3 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

469

Parks (1km)

39

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Langham Working Mens Club (441 m)

Nearest supermarketEuromax Market · 394 m
3 tennis courts1 swimming pools4 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)

2

Cinemas (2km)

652m

Post office

Nearby shops

Green Apple436 m
Rainbow442 m
Lion King443 m
Aksu Food Centre456 m

Nearby cafes

Beans & Barley393 m
Chakra394 m
Jam in a Jar395 m
Le Petit Cafe N8413 m

Nearby restaurants

Ora Lounge395 m
Mykonos Gyros412 m
Kofteci Metin422 m
Umut 2000424 m

Nearby pubs

Langham Working Mens Club441 m
The Salisbury475 m
Brouhaha Bar500 m
Brouhaha502 m

Nearby gyms

Legends Gym442 m
CrossFit North London521 m
Corehealth522 m
Synergy Studio524 m

Nearby pharmacies

Stearns Pharmacy404 m
Green Light Pharmacy & Travel Clinic476 m
Sia Pharmacy650 m
Saigrace747 m

Nearby health

Medipark Clinic402 m
The Skin Laser & Cosmetic Surgery Clinic419 m
Duckett Dental Surgery421 m
West Green Surgery424 m
Food hygiene (5-star)72% of 118

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

57

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

41.5

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,766m
Crossrail 2 route2,330m

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)
8
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)
0

Housing pipeline (800m)

Homes approved
13
Under construction
0
Completed (3yr)
45
Largest scheme
133 homes · 590 594 Warehouse, 590-598, Green Lanes, N8 0RA
Pipeline pressure
LOW

Named schemes (500m)

185, 185, Whightman Road, N8 0BB7 homes
completed
63, 63, Wightman Road, N4 1RJ7 homes
completed
Land rear of, 14a, Land rear of, 14a, Effingham Road, N87 homes
completed
274, 274, Wightman Road, Harringay, N8 0LX7 homes
completed
64, 64, Lausanne Road, N8 0HP5 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 0BU

Full postcodeN8 0BU
Postcode districtN8
BoroughLondon Borough of Haringey
WardHarringay
Latitude51.583519
Longitude-0.105832
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