Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.59091, -0.12110

N8 7AE— Hornsey, Haringey

Location and area intelligence for N8 7AE, Hornsey, Haringey

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 32/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
69
Safety
78
Schools
90
Transport
32
Environment
100
Investment
29

The bottom line

N8 7AE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N8 7AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for N8 7AE

🛡️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 7AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Campsbourne Junior School

Not yet inspected · 1 min walk

KS2: 107.2

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 6 min walk

P8: +0.48A8: 45.3

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

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.7 incidents per 1,000 residents

Better than 70% of London
↑ Rising 1020.0%

from a low base — still below London average

-50% vs borough

Crime by type

Other38%
Violence & sexual offences29%
Anti-social behaviour16%
Vehicle crime14%
Robbery2%
Burglary2%
Drug offences0%
Theft0%

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 · 647m

Crime is 37% below 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£9,018/m²
Price per ft²£838/ft²
Avg floor area96.5 m²

EPC breakdown

C
7%
D
1%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Semi 17%Terraced 83%

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£241,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.1%

Total change

+948%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

+49.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £125k–£150k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£130k+74.5%1
Post-dot-com plateau2002–2002£181k£181k+0%2
GFC & correction2011–2011£350k£350k+0%1
Help-to-Buy recovery2014–2016£550k£750k+36.4%1
Pandemic surge2021–2021£821k£821k+0%1
Rate-rise correction2023–2023£825k£825k+0%1
Current market2024–2025£625k£781k+25%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Wood Green Underground StationPiccadilly line
12.6 min walk
Alexandra Palace→ Kings Cross· 11 tph
12 min

Nearby stations

Alexandra PalaceNational Rail
10 min walk
Wood Green Underground StationPiccadilly
13 min walk
Turnpike Lane Underground StationPiccadilly
16 min walk
Bounds Green Underground StationPiccadilly
23 min walk
Crouch Hill Rail StationSuffragette
27 min walk
No bus stops within 400m

43

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★47 min
Waterloo54 min ↑
Canary Wharf59 min ↑
City50 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)340
Nearest car park228m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Fairground154 spaces
602m
🅿️
East Car Park· donation
717m
🅿️
Dive Car Park· donation
717m

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: 6.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.1 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

11 min walk

2

GPs within 1km

3

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.6 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

193

Parks (1km)

21

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: North Eight (412 m)

Nearest supermarketSainsbury's · 359 m
7 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

413m

Post office

Nearby shops

Fresh Fields International Supermarket381 m
Star Hornsey News Agents386 m
Intrepid Bakers404 m
Tesco Express407 m

Nearby cafes

Luka Caffe385 m
Rolling Pin389 m
Green Garden Cafe405 m
Oak and Bean409 m

Nearby restaurants

Gogan Burgers380 m
Cobbs Bakery385 m
Chicken & Pizza389 m
Kabana397 m

Nearby pubs

North Eight412 m
Three Compasses415 m
The Tav418 m
The Great Northern Railway Tavern459 m

Nearby gyms

Hornsey Bowling Club319 m
The Park Club583 m
The Park Club - Pool584 m
LTA Priory Park Tennis586 m

Nearby pharmacies

Saigrace879 m
Pharmacia Naturale1.0 km
Amy Pharmacy1.1 km

Nearby health

Smile Spa Dental430 m
Bracewells Dental431 m
Smiles 4u839 m
Denchic Dental Spa942 m
Food hygiene (5-star)81% of 52

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

29

Investment score

Weak

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

40.1

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,679m
Crossrail 2 route3,524m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,769 nationally

1,375

Est. population

11,639/km²

61%

Employed

57%

Degree educated

£44,200

Median income

5.7%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

23%
20%
23%
20%
13%
Under 1823%
18–3420%
35–4923%
50–6420%
65+14%

Tenure

23%
29%
17%
31%
Own outright23%
Own (mortgage)29%
Private rent17%
Social rent31%
Shared ownership0%
Rent free0%

Ethnicity

52%
16%
White British52%
White Other16%
Asian6%
Black12%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household38%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Social rent31%
Private rent17%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
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)
0

Housing pipeline (800m)

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

Pembroke Works, Pembroke Works, Campsbourne Road, N8 7PE42 homes
completed
CAMPSBOURNE WORKS, CAMPSBOURNE WORKS, THE CAMPSBOURNE, N836 homes
completed
ST. MARY'S RECTORY, ST. MARY'S RECTORY, PRIORY ROAD, N819 homes
completed
Rear of 42-48, Rear of 42-48, Newland Road, N812 homes
completed
26 Hornsey Tavern, 26, High Street, Hornsey, N8 7PB8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.0%
Ward turnout
50%
Election year
2026
MP
Catherine West (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Dana CarlinLabour
Adam SmallLabour
Elin WestonLabour

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Key facts for N8 7AE

Full postcodeN8 7AE
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.590913
Longitude-0.121102
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