Harringay · Haringey · Hornsey and Friern Barnet constituency · 51.58716, -0.11029

N8 0EL— Harringay, Haringey

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 58/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
73
Schools
60
Transport
58
Environment
78
Investment
43

The bottom line

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

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N8 0EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N8 0EL

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

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“High-connectivity investment target”

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How N8 0EL 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 · 4 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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 15 min walk

11 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.2km

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,476/m²
Price per ft²£230/ft²
Avg floor area72.9 m²

EPC breakdown

B
55%

Based on 55 properties · Confidence: high

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£182,250
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

2020–2025 · CAGR

+-2.8%

Total change

-13%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+13.10

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2020£207k£207k+0%2
Rate-rise correction2022–2022£180k£180k+0%1
Current market2025–2025£180k£180k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75

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
7.3 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

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

57

Walkability score

154

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 park231m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 10%
More green space than 82% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.1 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

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.7 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

376

Parks (1km)

45

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

10

Gyms (1km)

18

Sports (1km)

5

Convenience

Nearest supermarketOlive Tree Organic · 194 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)

242m

Post office

Nearby shops

Hornsey Mini Market168 m
Agora Greek Bakery174 m
Original Paradise Halal Butchers212 m
Sanko Market234 m

Nearby cafes

Le Petit Cafe N8139 m
1to3141 m
Cloud7161 m
Orange Coffee Shop306 m

Nearby restaurants

Salims Restaurant205 m
Zeera Indian Takeaway208 m
The Thali Thal230 m
Smart Buns288 m

Nearby pubs

No5 Dining and Lounge192 m
The Great Northern Railway Tavern427 m
The Toll Gate471 m
McCafferty's Bar570 m

Nearby gyms

Fitnastic168 m
CrossFit178 m
YMCA240 m
Synergy Studio364 m

Nearby pharmacies

Sia Pharmacy226 m
Mintons Chemist592 m
Saigrace596 m
Boots736 m

Nearby health

Hornsey Wood Green GP Surgery227 m
Sky Dental Practice264 m
Millenium Dental Practice527 m
Smiles 4u528 m
Food hygiene (5-star)72% of 124

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

43

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.6

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,187m
Crossrail 2 route2,694m

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)
11
Live planning apps (800m)
6
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)
6

Housing pipeline (800m)

Homes approved
446
Under construction
0
Completed (3yr)
32
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
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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Key facts for N8 0EL

Full postcodeN8 0EL
Postcode districtN8
BoroughLondon Borough of Haringey
WardHarringay
Latitude51.587161
Longitude-0.110286
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
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