Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58939, -0.12026

N8 7BE— Hornsey, Haringey

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

 

Schools 100%Safety 69/100Transport 29/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
63
Safety
69
Schools
90
Transport
29
Environment
100
Investment
29

The bottom line

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

The catches: 47 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N8 7BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+5.2% vs London avg
vs London crime+54.0% vs London avg

Deep-dive guides for N8 7BE

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

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How N8 7BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Campsbourne Infant School

Not yet inspected · 2 min walk

KS2: 107.2

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 4 min walk

P8: +0.48A8: 45.3

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 25 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

100.0 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 395.8%

+22% vs borough

Crime by type

Anti-social behaviour28%
Other24%
Violence & sexual offences24%
Drug offences11%
Vehicle crime7%
Theft3%
Burglary3%
Robbery2%

Stop & search

8.4

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 · 578m

Crime is +54% 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£4,932/m²
Price per ft²£458/ft²
Avg floor area57 m²

EPC breakdown

C
14%
D
7%

Based on 21 properties · Confidence: medium

Street mix

Terraced 5%Flat 96%

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£142,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.3%

Total change

+461%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.3%

per year

Acceleration

-54.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Terraced4.5%
Flat/maisonette95.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£52k£95k+82.7%1
Post-dot-com plateau2001–2004£79k£148k+86.7%1.7
Pre-crash peak2006–2006£164k£164k+0%1
GFC & correction2008–2011£192k£217k+13%1.7
Help-to-Buy recovery2014–2014£248k£248k+0%2
Brexit uncertainty2017–2019£396k£290k-26.8%1
Rate-rise correction2023–2023£380k£380k+0%2
Current market2025–2025£292k£292k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Flat/maisonette+1.5% α
Local
6.1%
District
4.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
13.7 min walk
Alexandra Palace→ Kings Cross· 11 tph
12 min

Nearby stations

Alexandra PalaceNational Rail
12 min walk
Wood Green Underground StationPiccadilly
14 min walk
Turnpike Lane Underground StationPiccadilly
15 min walk
Bounds Green Underground StationPiccadilly
25 min walk
Crouch Hill Rail StationSuffragette
25 min walk
No bus stops within 400m

59

Walkability score

119

Footpaths (500m)

0

Santander docks (800m)

3.3 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

19

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)340
Nearest car park62m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Fairground154 spaces
687m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 6.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.0 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

13 min walk

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

217

Parks (1km)

31

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

10

Gyms (1km)

22

Sports (1km)

7

Convenience

Nearest supermarketSainsbury's · 220 m
7 tennis courts1 swimming pools4 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)

242m

Post office

Nearby shops

Fresh Fields International Supermarket202 m
Star Hornsey News Agents207 m
Intrepid Bakers227 m
Tesco Express228 m

Nearby cafes

Luka Caffe206 m
Rolling Pin213 m
Green Garden Cafe228 m
Oak and Bean241 m

Nearby restaurants

Gogan Burgers201 m
Cobbs Bakery207 m
Chicken & Pizza211 m
Kabana224 m

Nearby pubs

Three Compasses237 m
North Eight240 m
The Tav251 m
The Great Northern Railway Tavern312 m

Nearby gyms

Hornsey Bowling Club208 m
LTA Priory Park Tennis494 m
Trinity Fit575 m
The Park Club612 m

Nearby pharmacies

Saigrace700 m
Pharmacia Naturale914 m
Amy Pharmacy984 m
Petter Pharmacy1.1 km

Nearby health

Smile Spa Dental270 m
Bracewells Dental273 m
Smiles 4u661 m
Hornsey Wood Green GP Surgery702 m
Food hygiene (5-star)81% of 72

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

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

8/100

Velocity score

Future outlook

31.7

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,503m
Crossrail 2 route3,423m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,939 nationally

1,190

Est. population

22,379/km²

52%

Employed

34%

Degree educated

£44,200

Median income

8.9%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

25%
22%
23%
21%
Under 1825%
18–3422%
35–4923%
50–6421%
65+9%

Tenure

14%
65%
Own outright5%
Own (mortgage)11%
Private rent14%
Social rent65%
Shared ownership2%
Rent free2%

Ethnicity

24%
23%
25%
15%
White British24%
White Other23%
Asian6%
Black25%
Mixed8%
Other15%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine23%
No car household56%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent65%
Private rent14%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
4
Development activity
medium
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)
3

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)

Hornsey Depot, Hornsey Depot, High Street, Hornsey, N8 7QB440 homes
completed
35 Hornsey Refuse And Recycling Centre, High Street, N8 7QB440 homes
not_started
The New River Village (Former Hornsey Water Works), 49-81, The New River Village (Former Hornsey Water Works), 49-81, High Street, N8397 homes
completed
Pembroke Works, Pembroke Works, Campsbourne Road, N8 7PE42 homes
completed
CAMPSBOURNE WORKS, CAMPSBOURNE WORKS, THE CAMPSBOURNE, N836 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 7BE

Full postcodeN8 7BE
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.589389
Longitude-0.120255
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