Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58585, -0.11531

N8 7BU— Hornsey, Haringey

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 52/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
70
Schools
90
Transport
52
Environment
77
Investment
43

The bottom line

N8 7BU offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

N8 7BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime+45.0% vs London avg

Deep-dive guides for N8 7BU

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

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“High-connectivity investment target”

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How N8 7BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Mary's CofE Primary School

Good · Inspected Nov 2022 · 0 min walk

KS2: 110.9

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 3 min walk

P8: +0.48A8: 45.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.0 incidents per 1,000 residents

Higher crime than 71% of London
↑ Rising 232.7%

+15% vs borough

Crime by type

Other27%
Violence & sexual offences23%
Anti-social behaviour21%
Vehicle crime9%
Theft6%
Burglary6%
Drug offences4%
Robbery3%

Stop & search

2.9

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 828m

Crime is +45% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£9,961/m²
Price per ft²£925/ft²
Avg floor area72.1 m²

EPC breakdown

C
45%
D
39%
E
9%
F
1%
G
1%

Based on 95 properties · Confidence: high

Street mix

Terraced 20%Flat 80%

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£180,250
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

1995–2025 · CAGR

+8.5%

Total change

+1064%

Market Activity

Price Velocity & Acceleration

Current Velocity

+76.3%

per year

Acceleration

+73.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 89 sales

Property Type Mix

Total: 89 sales

Terraced19.1%
Flat/maisonette80.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£156k+105.3%4.2
Post-dot-com plateau2001–2003£199k£185k-6.8%4
Pre-crash peak2005–2006£236k£435k+84.3%3
GFC & correction2008–2012£235k£389k+65.3%2.5
Help-to-Buy recovery2013–2016£315k£450k+42.9%3.3
Brexit uncertainty2017–2019£1.23m£893k-27.3%2.5
Pandemic surge2020–2021£450k£525k+16.7%3
Rate-rise correction2022–2023£545k£486k-10.8%5.5
Current market2024–2025£502k£885k+76.3%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Weakest performer

Terraced

-5.9% alpha

Flat/maisonette+0.1% α
Local
6.8%
District
6.7%
Terraced-5.9% α
Local
2.8%
District
8.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Wood Green Underground StationPiccadilly line
16.1 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
3 min walk
Turnpike Lane Underground StationPiccadilly
12 min walk
Wood Green Underground StationPiccadilly
17 min walk
Harringay Green Lanes Rail StationSuffragette
19 min walk
Crouch Hill Rail StationSuffragette
20 min walk
No bus stops within 400m

59

Walkability score

189

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria42 min ↑
Waterloo49 min ↑
Canary Wharf51 min ↑
City ★41 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

15

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)105
Nearest car park160m
Santander docks (800m)0
Nearest cycle dock3.1 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% 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): None recorded

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

16 min walk

1

GPs within 1km

5

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

223

Parks (1km)

35

Restaurants (800m)

16

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

12

Gyms (1km)

20

Sports (1km)

4

Convenience

Nearest supermarketSainsbury's · 352 m
3 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)

394m

Post office

Nearby shops

Rajco Food And Wine116 m
E&A Food & Wine190 m
Serhat Food and Wine237 m
The Corner Buzz279 m

Nearby cafes

The Lane Cafe149 m
Islands209 m
Cloud7217 m
1to3237 m

Nearby restaurants

Barbers Bazaar101 m
Hornsey Fish House129 m
Metros Chicken211 m
Zam’s Chicken216 m

Nearby pubs

No5 Dining and Lounge222 m
McCafferty's Bar239 m
The Great Northern Railway Tavern260 m
Three Compasses298 m

Nearby gyms

Trinity Fit62 m
YMCA157 m
CrossFit200 m
NLSC North London Strength and Conditioning211 m

Nearby pharmacies

Saigrace274 m
Sia Pharmacy564 m
Petter Pharmacy882 m
Boots1.0 km

Nearby health

Smiles 4u206 m
Denchic Dental Spa407 m
Smile Spa Dental437 m
Bracewells Dental441 m
Food hygiene (5-star)77% of 110

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

A

High street health

Investment

Investment grade, yield and market outlook

43

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53

Price growth score

C
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,071m
Crossrail 2 route3,011m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,820 nationally

1,734

Est. population

10,828/km²

70%

Employed

60%

Degree educated

£44,200

Median income

4.5%

Claimant rate

Inner cityHigh densityYoung professionals

33

Community stability

Age profile

17%
29%
28%
15%
Under 1817%
18–3429%
35–4928%
50–6415%
65+11%

Tenure

15%
22%
45%
18%
Own outright15%
Own (mortgage)22%
Private rent45%
Social rent18%

Ethnicity

45%
22%
White British45%
White Other22%
Asian9%
Black12%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine13%
No car household55%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent45%
Social rent18%

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)
4
Development activity
medium
Residential apps (800m)
3
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)
8
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)

New River Village (Former Hornsey Water Works), 49-81, New River Village (Former Hornsey Water Works), 49-81, HIGH STREET, HORNSEY, N8 7QB469 homes
completed
Hornsey Depot, Hornsey Depot, High Street, Hornsey, N8 7QB440 homes
completed
35 Hornsey Refuse And Recycling Centre, High Street, N8 7QB440 homes
not_started
130-132, 130-132, TOTTENHAM LANE, N875 homes
completed
FORMER ALLOTMENTS (NOW SWALLOW HOUSE), FORMER ALLOTMENTS (NOW SWALLOW HOUSE), MOSELLE CLOSE, MILES ROAD (25), N833 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 7BU

Full postcodeN8 7BU
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.585847
Longitude-0.115306
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