Noel Park · Haringey · Southgate and Wood Green constituency · 51.59284, -0.11237

N8 0FT— Noel Park, Haringey

Location and area intelligence for N8 0FT, Noel Park, Haringey

The family fortress

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 46/100Yield 4.90%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
69
Schools
90
Transport
46
Environment
100
Investment
51

The bottom line

N8 0FT offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £391,525 median — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N8 0FT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-24.7% vs London avg
vs London income-5.0% vs London avg
vs London crime+59.0% vs London avg

Deep-dive guides for N8 0FT

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N8 0FT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Alexandra Primary School

Not yet inspected · 4 min walk

KS2: 111.1

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 9 min walk

P8: +0.48A8: 45.3

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

103.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 337.8%

+27% vs borough

Crime by type

Other27%
Violence & sexual offences22%
Anti-social behaviour21%
Burglary9%
Vehicle crime9%
Drug offences6%
Theft5%
Robbery2%

Stop & search

4.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.2km

Crime is +59% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£391,525

Median sale price

25% below London median

£391,525 is 25% below the London median (£520,000)

-28.8%

This year

Flat

Dominant type

Price history

Sales (24 months)6
New build83.3%
Avg flat£391,525
Price per m²£6,893/m²
Price per ft²£640/ft²
Avg floor area56.8 m²

EPC breakdown

B
60%

Based on 60 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£7,076
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,822

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

9.8×

Price-to-income

£1,959/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£142,000
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.15 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+-22.1%

Total change

-22%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.1%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 55 sales

Property Type Mix

Total: 55 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£498k£388k-22.1%27.5

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Wood Green Underground StationPiccadilly line
6.4 min walk
Hornsey→ Euston· 2 tph
121 min

Nearby stations

Wood Green Underground StationPiccadilly
7 min walk
HornseyNational Rail
9 min walk
Turnpike Lane Underground StationPiccadilly
9 min walk
Bounds Green Underground StationPiccadilly
22 min walk
Harringay Green Lanes Rail StationSuffragette
25 min walk
No bus stops within 400m

64

Walkability score

342

Footpaths (500m)

0

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★44 min
Waterloo51 min ↑
Canary Wharf58 min ↑
City49 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

21

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)216
Nearest car park97m
Santander docks (800m)0
Nearest cycle dock3.7 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: 6.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.7 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): 1

Landslide susceptibility: Low

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

NCL COVID MEDICINES DELIVERY UNIT

HARINGEY GP FEDERATION, 48 STATION ROAD, N22 7TY

6 min walk

6

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

226

Parks (1km)

41

Restaurants (800m)

16

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

9

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 56 m
1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

276m

Post office

Nearby shops

Misam Ali175 m
Wood Green Mini Market320 m
Halal Food Direct Ltd442 m
Kashmir458 m

Nearby cafes

Brook Café64 m
Froth & Mallow95 m
Costa307 m
Charlie's310 m

Nearby restaurants

TE’ZGARA200 m
Sarap Pinoy201 m
Awesome Chips309 m
Chaiiwala310 m

Nearby pubs

The Goodness Brewing Company129 m
Karamel182 m
Smoky Lounge219 m
The Nag's Head480 m

Nearby gyms

The Park Club59 m
The Park Club - Pool59 m
The Gym364 m
Wood Green Common Multi Use Game Area484 m

Nearby pharmacies

Boots314 m
Greenwoods445 m
Sia Pharmacy486 m
Numark Pharmacy Express596 m

Nearby health

Dental Practice343 m
Hornsey Wood Green GP Surgery434 m
Sky Dental Practice457 m
Park Vue573 m
Food hygiene (5-star)79% of 218

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

51

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

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

48.6

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,828m
Crossrail 2 route3,028m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,697 nationally

1,564

Est. population

6,556/km²

65%

Employed

49%

Degree educated

£39,900

Median income

9.2%

Claimant rate

Inner cityMedium densityEstablished mixed

34

Community stability

Age profile

17%
31%
26%
16%
Under 1817%
18–3431%
35–4926%
50–6416%
65+10%

Tenure

20%
20%
45%
14%
Own outright20%
Own (mortgage)20%
Private rent45%
Social rent14%
Shared ownership1%

Ethnicity

29%
30%
White British29%
White Other30%
Asian13%
Black12%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine18%
No car household60%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent45%
Social rent14%

vs. London

Income vs London-5.0%
Price vs London-24.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
1
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
443
Under construction
0
Completed (3yr)
99
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)

Former Petrol Filling Station, 76, Mayes Road, London, N22, 76, Mayes Road, N2275 homes
completed
Westpoint Apartments (Formerly Goulding Court), Westpoint Apartments (Formerly Goulding Court), TURNPIKE LANE, Clarendon Road, N8 0DB69 homes
completed
Eclipse, 35, Eclipse, 35, STATION ROAD, N22 6UX62 homes
completed
Cambridge House 109, Cambridge House 109, Mayes Road, N22 6UR19 homes
completed
51, 51, MAYES ROAD, N2218 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.2%
Ward turnout
36%
Election year
2026
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Johann BeckfordGreen
Simon Matthew ClarkGreen
Erin WolsonGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£391,525)

£7,076

Standard buyer

£0

First-time buyer

Save £7,076

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 0FT

Full postcodeN8 0FT
Postcode districtN8
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.592841
Longitude-0.112375
Parliamentary constituencySouthgate and Wood Green
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