Harringay · Haringey · Hornsey and Friern Barnet constituency · 51.58873, -0.10632

N8 0EX— Harringay, Haringey

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

The family fortress

 

Top 5% LondonSchools 100%Safety 80/100Transport 54/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
75
Safety
80
Schools
60
Transport
54
Environment
78
Investment
50

The bottom line

N8 0EX 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 0EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+14.8% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for N8 0EX

🛡️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

“The family fortress”

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How N8 0EX 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 · 12 min walk

P8: +0.37A8: 50.0

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 · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.1 incidents per 1,000 residents

Better than 76% of London
↑ Rising 633.3%

from a low base — still below London average

-58% vs borough

Crime by type

Violence & sexual offences27%
Other23%
Anti-social behaviour20%
Vehicle crime14%
Theft6%
Drug offences5%
Burglary5%
Robbery2%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.5km

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,093/m²
Price per ft²£566/ft²
Avg floor area88.1 m²

EPC breakdown

B
8%
C
16%
D
44%
E
9%

Based on 77 properties · Confidence: high

Street mix

Semi 21%Terraced 40%Detached 1%Flat 38%

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£220,250
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

+5.3%

Total change

+374%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.3%

per year

Acceleration

-27.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 79 sales

Property Type Mix

Total: 79 sales

Detached1.3%
Semi-detached21.5%
Terraced39.2%
Flat/maisonette38%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£95k£114k+19.9%3.4
Post-dot-com plateau2001–2004£130k£180k+38.2%3.2
Pre-crash peak2005–2007£309k£500k+61.9%2.3
GFC & correction2009–2012£202k£265k+31.5%2
Help-to-Buy recovery2013–2016£323k£840k+160.5%1.8
Brexit uncertainty2017–2019£579k£500k-13.6%2.3
Pandemic surge2020–2021£900k£800k-11.1%3
Rate-rise correction2022–2023£850k£646k-24%4.5
Current market2024–2025£636k£450k-29.3%2.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.9% alpha

Weakest performer

Semi-detached

-0.2% alpha

Terraced+1.9% α
Local
9.8%
District
7.9%
Flat/maisonette-0.2% α
Local
5.4%
District
5.6%
Semi-detached-0.2% α
Local
3.4%
District
3.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing7
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
3.4 min walk
Hornsey

Nearby stations

Turnpike Lane Underground StationPiccadilly
4 min walk
HornseyNational Rail
6 min walk
Wood Green Underground StationPiccadilly
13 min walk
Harringay Green Lanes Rail StationSuffragette
18 min walk
Crouch Hill Rail StationSuffragette
26 min walk
No bus stops within 400m

65

Walkability score

187

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

19

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)224
Nearest car park344m
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 waterLOW
Low
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: 6.3 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 46%
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

1

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 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

390

Parks (1km)

49

Restaurants (800m)

23

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

9

Gyms (1km)

13

Sports (1km)

21

Convenience

Nearest supermarketOlive Tree Organic · 229 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)

169m

Post office

Nearby shops

Shania Supermarket87 m
S Aspris & Son Ltd89 m
Buy 2 Save Intenational Supermarket92 m
Punjab Fruit And Veg98 m

Nearby cafes

Double Apple Kitchen99 m
Cleopatra Shisha Lounge128 m
Orange Coffee Shop144 m
Pezzo Cafe202 m

Nearby restaurants

Grill 5187 m
Flame & Grill92 m
Biryani House100 m
Le Chamarel116 m

Nearby pubs

The Toll Gate159 m
The Green Gate498 m
No5 Dining and Lounge513 m
Langham Working Mens Club646 m

Nearby gyms

Fitnastic493 m
CrossFit502 m
YMCA565 m
The Gym576 m

Nearby pharmacies

Sia Pharmacy186 m
Mintons Chemist278 m
Boots557 m
Stearns Pharmacy754 m

Nearby health

Sky Dental Practice189 m
Millenium Dental Practice204 m
Hornsey Wood Green GP Surgery269 m
Dental Practice531 m
Food hygiene (5-star)67% of 184

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

50

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 score29/100
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

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

63.1

Price growth score

C
Medium

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,347m
Crossrail 2 route2,474m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,007 nationally

1,933

Est. population

18,032/km²

72%

Employed

59%

Degree educated

£48,200

Median income

7.3%

Claimant rate

Urban coreVery high densityYoung professionals

32

Community stability

Age profile

17%
32%
27%
15%
Under 1817%
18–3432%
35–4927%
50–6415%
65+10%

Tenure

19%
23%
51%
Own outright19%
Own (mortgage)23%
Private rent51%
Social rent7%
Shared ownership0%

Ethnicity

36%
31%
White British36%
White Other31%
Asian11%
Black8%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household58%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent51%
Social rent7%

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
17
Under construction
0
Completed (3yr)
47
Largest scheme
69 homes · Westpoint Apartments (Formerly Goulding Court), Westpoint Apartments (Formerly Goulding Court), TURNPIKE LANE, Clarendon Road, N8 0DB
Pipeline pressure
LOW

Named schemes (500m)

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
Land r/o 14, Land r/o 14, High Road, adjacent to 1 Whymark Avenue, N229 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 0EX

Full postcodeN8 0EX
Postcode districtN8
BoroughLondon Borough of Haringey
WardHarringay
Latitude51.588733
Longitude-0.106323
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