Noel Park · Haringey · Southgate and Wood Green constituency · 51.59271, -0.10988

N8 0LB— Noel Park, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 46/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
69
Schools
90
Transport
46
Environment
74
Investment
51

The bottom line

N8 0LB offers exceptional schools (100% Good/Outstanding) and low crime — 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 0LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N8 0LB

🛡️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🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N8 0LB 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 · 6 min walk

KS2: 111.1

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 10 min walk

P8: +0.48A8: 45.3

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 · 19 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 · 1.4km

Crime is +59% 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£7,373/m²
Price per ft²£685/ft²
Avg floor area77.9 m²

EPC breakdown

C
11%
D
22%
E
4%

Based on 37 properties · Confidence: high

Street mix

Terraced 80%Flat 18%Other 3%

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£194,750
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 DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7%

Total change

+721%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.5%

per year

Acceleration

-92.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £75k–£100k · 38 sales

Property Type Mix

Total: 38 sales

Terraced84.2%
Flat/maisonette15.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£118k+75.4%2.8
Post-dot-com plateau2002–2004£238k£243k+2.3%2
Pre-crash peak2006–2007£305k£160k-47.5%3
GFC & correction2009–2011£317k£390k+23%1
Help-to-Buy recovery2013–2016£370k£800k+116.2%1.2
Brexit uncertainty2019–2019£564k£564k+0%1
Pandemic surge2020–2020£608k£608k+0%1
Rate-rise correction2022–2022£924k£924k+0%1
Current market2026–2026£550k£550k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Weakest performer

Terraced

-0.7% alpha

Flat/maisonette+0.5% α
Local
13.2%
District
12.7%
Terraced-0.7% α
Local
9.2%
District
9.9%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing28
Trend Position100

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
6.3 min walk
Hornsey→ Euston· 2 tph
121 min

Nearby stations

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

67

Walkability score

322

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

20

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)216
Nearest car park157m
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 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: 6.8 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.2 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 · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

278

Parks (1km)

54

Restaurants (800m)

22

Cafes (800m)

2

Pubs (400m)

6

Pharmacies (800m)

8

Gyms (1km)

13

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 219 m
1 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

162m

Post office

Nearby shops

Wood Green Mini Market154 m
Misam Ali161 m
Kashmir300 m
Euro Market Kubus305 m

Nearby cafes

Costa165 m
Brook Café207 m
Froth & Mallow229 m
Charlie's233 m

Nearby restaurants

Slim Chickens175 m
Pret A Manger180 m
Habibi Shawarma182 m
TE’ZGARA182 m

Nearby pubs

Karamel266 m
Smoky Lounge285 m
The Goodness Brewing Company299 m
Spouter's Corner441 m

Nearby gyms

The Gym215 m
The Park Club230 m
The Park Club - Pool232 m
Wood Green Common Multi Use Game Area613 m

Nearby pharmacies

Boots164 m
Greenwoods415 m
Sia Pharmacy415 m
Mintons Chemist463 m

Nearby health

Dental Practice183 m
Sky Dental Practice379 m
Hornsey Wood Green GP Surgery391 m
Millenium Dental Practice497 m
Food hygiene (5-star)74% of 261

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score26/100
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

45.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,801m
Crossrail 2 route2,864m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
3
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
0
Under construction
0
Completed (3yr)
110
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
NONE

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
Land at, Land at, Lymington Avenue, N22 6JB66 homes
completed
Eclipse, 35, Eclipse, 35, STATION ROAD, N22 6UX62 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

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Key facts for N8 0LB

Full postcodeN8 0LB
Postcode districtN8
BoroughLondon Borough of Haringey
WardNoel Park
Latitude51.592711
Longitude-0.109882
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