Harringay · Haringey · Hornsey and Friern Barnet constituency · 51.58939, -0.10712

N8 0EE— Harringay, Haringey

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 54/100Yield 3.73%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
73
Schools
90
Transport
54
Environment
78
Investment
62

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N8 0EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+14.8% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for N8 0EE

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

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Postcode Personality

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

“High-connectivity investment target”

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How N8 0EE 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 · 5 min walk

KS2: 107.0

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 10 min walk

P8: +0.48A8: 45.3

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.1 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 269.2%

-8% vs borough

Crime by type

Violence & sexual offences26%
Other21%
Anti-social behaviour18%
Vehicle crime11%
Drug offences8%
Theft6%
Burglary6%
Robbery3%

Stop & search

5.9

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

5

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.4km

Crime is +16% above London average

Property

Prices, sales volume and market trends

Avg floor area43.9 m²

EPC breakdown

B
1%
C
22%
D
20%
E
11%

Based on 54 properties · Confidence: high

Street mix

Terraced 71%Other 29%

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£109,750
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

1999–2012 · CAGR

+0.7%

Total change

+10%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.2%

per year

Acceleration

+6.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£210k£210k+0%1
Post-dot-com plateau2003–2003£155k£155k+0%1
Pre-crash peak2006–2007£610k£355k-41.8%1
GFC & correction2012–2012£230k£230k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
3.7 min walk
Hornsey

Nearby stations

Turnpike Lane Underground StationPiccadilly
4 min walk
HornseyNational Rail
6 min walk
Wood Green Underground StationPiccadilly
12 min walk
Harringay Green Lanes Rail StationSuffragette
19 min walk
Crouch Hill Rail StationSuffragette
27 min walk
No bus stops within 400m

66

Walkability score

168

Footpaths (500m)

0

Santander docks (800m)

3.5 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

20

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)224
Nearest car park287m
Santander docks (800m)0
Nearest cycle dock3.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 97% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.4 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 34%
More green space than 83% of London

Nearest SSSI: Walthamstow Reservoirs 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

HAVERGAL SURGERY

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

4 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

383

Parks (1km)

50

Restaurants (800m)

26

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

8

Gyms (1km)

12

Sports (1km)

20

Convenience

Nearest supermarketOlive Tree Organic · 184 m
1 tennis courts1 swimming pools2 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)

2

Cinemas (2km)

114m

Post office

Nearby shops

Punjab Fruit And Veg11 m
Shania Supermarket33 m
S Aspris & Son Ltd57 m
90 Degree65 m

Nearby cafes

Orange Coffee Shop62 m
Double Apple Kitchen83 m
Cleopatra Shisha Lounge128 m
Pezzo Cafe203 m

Nearby restaurants

Flame & Grill1 m
Biryani House17 m
Taste of Algeria30 m
Grill 5145 m

Nearby pubs

The Toll Gate147 m
No5 Dining and Lounge524 m
The Green Gate570 m
The Goodness Brewing Company649 m

Nearby gyms

Fitnastic491 m
The Gym498 m
CrossFit499 m
The Park Club560 m

Nearby pharmacies

Sia Pharmacy135 m
Mintons Chemist265 m
Boots475 m
Greenwoods801 m

Nearby health

Sky Dental Practice120 m
Hornsey Wood Green GP Surgery210 m
Millenium Dental Practice214 m
Dental Practice452 m
Food hygiene (5-star)68% of 202

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

62

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

38.6

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,422m
Crossrail 2 route2,549m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,444 nationally

2,557

Est. population

8,739/km²

65%

Employed

44%

Degree educated

£48,200

Median income

8.3%

Claimant rate

Urban coreHigh densityRenters

24

Community stability

Age profile

19%
35%
25%
15%
Under 1819%
18–3435%
35–4925%
50–6415%
65+6%

Tenure

14%
53%
24%
Own outright6%
Own (mortgage)14%
Private rent53%
Social rent25%
Shared ownership2%
Rent free0%

Ethnicity

23%
35%
15%
White British23%
White Other35%
Asian11%
Black15%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine23%
No car household71%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Private rent53%
Social rent25%

vs. London

Income vs London+14.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
5
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)
1

Housing pipeline (800m)

Homes approved
10
Under construction
0
Completed (3yr)
122
Largest scheme
75 homes · Former Petrol Filling Station, 76, Mayes Road, London, N22, 76, Mayes Road, N22
Pipeline pressure
LOW

Named schemes (500m)

DYLAN THOMAS HOUSE, DYLAN THOMAS HOUSE, DENMARK ROAD, N831 homes
completed
14a, 14a, Willoughby Road, N8 0JJ25 homes
completed
127-137, 127-137, TURNPIKE LANE, WIGHTMAN ROAD (308A), N816 homes
completed
Paragon, (FMR FILLING STATION), 278B, Paragon, (FMR FILLING STATION), 278B, WIGHTMAN ROAD, N8 0LX14 homes
completed
4-14, 4-14, THE MEWS, N812 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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Compare Haringey with nearby boroughs:

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Key facts for N8 0EE

Full postcodeN8 0EE
Postcode districtN8
BoroughLondon Borough of Haringey
WardHarringay
Latitude51.589393
Longitude-0.107118
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