Harringay · Haringey · Hornsey and Friern Barnet constituency · 51.58732, -0.10707

N8 0HT— Harringay, Haringey

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

The family fortress

 

Top 10% LondonSchools 100%Safety 80/100Transport 53/100Yield 4.54%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
80
Schools
60
Transport
53
Environment
78
Investment
56

The bottom line

N8 0HT offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £422,500 median — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N8 0HT

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 avg price-18.8% vs London avg
vs London income+14.8% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for N8 0HT

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

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“The family fortress”

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How N8 0HT 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 · 2 min walk

KS2: 107.0

—

Secondary

Hornsey School for Girls

Not yet inspected · 10 min walk

P8: +0.37A8: 50.0

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 12 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.4km

Crime is 47% below 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.

£422,500

Median sale price

19% below London median

£422,500 is 19% below the London median (£520,000)

-45.6%

This year

Flat

Dominant type

Price history

5-year change
-17.2%
Sales (24 months)6
New build0.0%
Avg terraced£667,500
Avg flat£393,750
Price per m²£7,412/m²
Price per ft²£689/ft²
Avg floor area58.4 m²

EPC breakdown

B
2%
C
48%
D
58%
E
10%
F
2%
G
1%

Based on 121 properties · Confidence: high

Street mix

Semi 1%Terraced 21%Flat 77%Other 2%

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£8,625
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,300

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

8.8×

Price-to-income

£2,114/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£146,000
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

1995–2026 · CAGR

+4.3%

Total change

+272%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.9%

per year

Acceleration

-50.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 136 sales

Property Type Mix

Total: 136 sales

Semi-detached0.7%
Terraced22.8%
Flat/maisonette76.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£116k+82.7%5
Post-dot-com plateau2001–2004£110k£185k+68.6%5.5
Pre-crash peak2005–2007£161k£280k+73.6%3.7
GFC & correction2008–2012£238k£454k+91.1%4.2
Help-to-Buy recovery2013–2016£216k£454k+110.2%4
Brexit uncertainty2017–2019£386k£755k+95.5%5
Pandemic surge2020–2021£320k£510k+59.4%4
Rate-rise correction2022–2023£466k£455k-2.4%2.5
Current market2024–2026£430k£237k-45%2.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Weakest performer

Terraced

-2.5% alpha

Flat/maisonette+0.1% α
Local
6.8%
District
6.7%
Terraced-2.5% α
Local
5.4%
District
7.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing9
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
5 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
4 min walk
Turnpike Lane Underground StationPiccadilly
5 min walk
Wood Green Underground StationPiccadilly
14 min walk
Harringay Green Lanes Rail StationSuffragette
16 min walk
Crouch Hill Rail StationSuffragette
24 min walk
No bus stops within 400m

60

Walkability score

107

Footpaths (500m)

0

Santander docks (800m)

3.4 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

16

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)194
Nearest car park353m
Santander docks (800m)0
Nearest cycle dock3.4 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 AONB28% green spaceTree canopy: 70%
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

5 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 · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

398

Parks (1km)

43

Restaurants (800m)

22

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

10

Gyms (1km)

14

Sports (1km)

16

Convenience

Nearest supermarketOlive Tree Organic · 246 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)

228m

Post office

Nearby shops

Hornsey Mini Market220 m
Sanko Market229 m
Agora Greek Bakery230 m
Punjab Fruit And Veg230 m

Nearby cafes

Le Petit Cafe N899 m
Orange Coffee Shop252 m
Double Apple Kitchen265 m
Cleopatra Shisha Lounge292 m

Nearby restaurants

Smart Buns227 m
Biryani House229 m
The Thali Thal230 m
Flame & Grill231 m

Nearby pubs

The Toll Gate324 m
No5 Dining and Lounge384 m
The Green Gate543 m
Langham Working Mens Club591 m

Nearby gyms

Fitnastic383 m
CrossFit395 m
YMCA445 m
Synergy Studio533 m

Nearby pharmacies

Sia Pharmacy231 m
Mintons Chemist439 m
Stearns Pharmacy669 m
Boots705 m

Nearby health

Sky Dental Practice259 m
Hornsey Wood Green GP Surgery298 m
Millenium Dental Practice359 m
Duckett Dental Surgery500 m
Food hygiene (5-star)65% of 170

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

56

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

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

17/100

Velocity score

Future outlook

61.2

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,191m
Crossrail 2 route2,481m

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%
Price vs London-18.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
6
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)
3

Housing pipeline (800m)

Homes approved
8
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)

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£422,500)

£8,625

Standard buyer

£0

First-time buyer

Save £8,625

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 0HT

Full postcodeN8 0HT
Postcode districtN8
BoroughLondon Borough of Haringey
WardHarringay
Latitude51.587316
Longitude-0.107075
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