Harringay · Haringey · Hornsey and Friern Barnet constituency · 51.58728, -0.11110

N8 0EH— Harringay, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 54/100Yield 6.58%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
73
Schools
90
Transport
54
Environment
78
Investment
59

The bottom line

N8 0EH offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £292,000 median — strong value for Families who can accept its trade-offs.

The catches: very high noise (65 dB) — check proximity to rail lines and 6 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N8 0EH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-43.8% vs London avg
vs London income+14.8% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for N8 0EH

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

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Postcode Personality

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“The family fortress”

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How N8 0EH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Mary's CofE Primary School

Good · Inspected Nov 2022 · 4 min walk

KS2: 110.9

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 6 min walk

P8: +0.48A8: 45.3

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 15 min walk

9 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.1km

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

£292,000

Median sale price

Bottom 25% — 44% below London median

£292,000 is 44% below the London median (£520,000)

-31.8%

This year

Flat

Dominant type

Price history

5-year change
-52.2%
Sales (24 months)11
New build0.0%
Avg flat£292,000
Price per m²£4,326/m²
Price per ft²£402/ft²
Avg floor area67.5 m²

EPC breakdown

B
55%

Based on 55 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£2,100
First-time buyerFTB
£0
Additional propertyBTL/2nd
£10,860

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.1×

Price-to-income

£1,461/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£168,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2019
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2026 · CAGR

+-7.7%

Total change

-43%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.4%

per year

Acceleration

-11.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £400k–£450k · 68 sales

Property Type Mix

Total: 68 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£450k£450k+0%53
Pandemic surge2020–2020£539k£539k+0%1
Rate-rise correction2022–2022£463k£463k+0%2
Current market2024–2026£458k£258k-43.7%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-8.5% alpha

Flat/maisonette-8.5% α
Local
-7.7%
District
0.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume35
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Turnpike Lane Underground StationPiccadilly line
7.8 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
1 min walk
Turnpike Lane Underground StationPiccadilly
8 min walk
Wood Green Underground StationPiccadilly
14 min walk
Harringay Green Lanes Rail StationSuffragette
18 min walk
Crouch Hill Rail StationSuffragette
23 min walk
No bus stops within 400m

57

Walkability score

167

Footpaths (500m)

0

Santander docks (800m)

3.3 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria42 min ↑
Waterloo49 min ↑
Canary Wharf51 min ↑
City ★41 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)

1

EV chargers (800m)

Total spaces (800m)181
Nearest car park208m
Santander docks (800m)0
Nearest cycle dock3.3 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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 10%
More green space than 80% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.4 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

8 min walk

73%

Recommend GP

73%

Overall GP experience

1

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.8 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

333

Parks (1km)

34

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

11

Gyms (1km)

19

Sports (1km)

4

Convenience

Nearest supermarketOlive Tree Organic · 203 m
3 tennis courts1 swimming pools4 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)

262m

Post office

Nearby shops

Hornsey Mini Market183 m
Agora Greek Bakery186 m
Original Paradise Halal Butchers226 m
Sanko Market253 m

Nearby cafes

1to3104 m
Cloud7119 m
Le Petit Cafe N8197 m
Orange Coffee Shop329 m

Nearby restaurants

Salims Restaurant217 m
Zeera Indian Takeaway221 m
The Thali Thal248 m
Cornelius Restaurant288 m

Nearby pubs

No5 Dining and Lounge173 m
The Great Northern Railway Tavern369 m
The Toll Gate507 m
Three Compasses526 m

Nearby gyms

Fitnastic129 m
CrossFit136 m
YMCA208 m
Synergy Studio348 m

Nearby pharmacies

Sia Pharmacy244 m
Saigrace566 m
Mintons Chemist627 m
Boots738 m

Nearby health

Hornsey Wood Green GP Surgery224 m
Sky Dental Practice279 m
Smiles 4u496 m
Millenium Dental Practice566 m
Food hygiene (5-star)75% of 105

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

59

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
6.6% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months6

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

51.3

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,204m
Crossrail 2 route2,753m

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

Inner cityHigh 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%
Price vs London-43.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
3
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)
6

Housing pipeline (800m)

Homes approved
446
Under construction
0
Completed (3yr)
14
Largest scheme
469 homes · New River Village (Former Hornsey Water Works), 49-81, New River Village (Former Hornsey Water Works), 49-81, HIGH STREET, HORNSEY, N8 7QB
Pipeline pressure
HIGH

Named schemes (500m)

Westpoint Apartments (Formerly Goulding Court), Westpoint Apartments (Formerly Goulding Court), TURNPIKE LANE, Clarendon Road, N8 0DB69 homes
completed
DYLAN THOMAS HOUSE, DYLAN THOMAS HOUSE, DENMARK ROAD, N831 homes
completed
75, 75, HIGH STREET, HORNSEY, N8 7QB18 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£292,000)

£2,100

Standard buyer

£0

First-time buyer

Save £2,100

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N8 0EH

Full postcodeN8 0EH
Postcode districtN8
BoroughLondon Borough of Haringey
WardHarringay
Latitude51.587282
Longitude-0.111104
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