Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58453, -0.11705

N8 7DE— Hornsey, Haringey

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

The family fortress

 

Schools 100%Safety 76/100Transport 45/100Low yield 2.59%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
76
Schools
90
Transport
45
Environment
76
Investment
45

The bottom line

N8 7DE offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £740,000 median — a strong choice for Families.

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Location

N8 7DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+42.3% vs London avg
vs London income+11.4% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for N8 7DE

🛡️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 7DE 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 · 3 min walk

KS2: 110.9

★★

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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.6 incidents per 1,000 residents

Better than 57% of London
↑ Rising 229.6%

-31% vs borough

Crime by type

Other28%
Vehicle crime18%
Violence & sexual offences17%
Robbery12%
Anti-social behaviour10%
Theft10%
Drug offences2%
Burglary2%

Stop & search

2.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 738m

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

£740,000

Median sale price

Above London median by 42%

£740,000 is 42% above the London median (£520,000)

+45.3%

This year

Flat

Dominant type

Price history

5-year change
-50.6%
Sales (24 months)8
New build0.0%
Avg terraced£1,462,500
Avg flat£426,500
Price per m²£9,080/m²
Price per ft²£844/ft²
Avg floor area82 m²

EPC breakdown

B
1%
C
23%
D
17%
E
15%
F
1%

Based on 57 properties · Confidence: high

Street mix

Semi 4%Terraced 29%Flat 67%

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£24,500
First-time buyerFTB
£24,500
Additional propertyBTL/2nd
£46,700

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

15.8×

Price-to-income

£3,702/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£205,000
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)
GlazingPartial double glazing
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.8%

Total change

+930%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.2%

per year

Acceleration

-154.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 97 sales

Property Type Mix

Total: 97 sales

Semi-detached4.1%
Terraced28.9%
Flat/maisonette67%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£140k+112.1%5.5
Post-dot-com plateau2001–2004£169k£237k+40.2%2
Pre-crash peak2005–2007£145k£298k+105.2%5
GFC & correction2008–2012£500k£475k-5%2.8
Help-to-Buy recovery2013–2016£480k£372k-22.6%2.2
Brexit uncertainty2017–2019£958k£373k-61.1%1.7
Pandemic surge2020–2021£479k£1.50m+212.6%2
Rate-rise correction2022–2022£1.25m£1.25m+0%1
Current market2024–2026£593k£680k+14.8%2.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Weakest performer

Flat/maisonette

-0.6% alpha

Terraced-0.1% α
Local
7.7%
District
7.8%
Flat/maisonette-0.6% α
Local
6.2%
District
6.8%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

HornseyNational Rail
5 min walk
Turnpike Lane Underground StationPiccadilly
15 min walk
Crouch Hill Rail StationSuffragette
18 min walk
Wood Green Underground StationPiccadilly
19 min walk
Harringay Green Lanes Rail StationSuffragette
19 min walk
No bus stops within 400m

62

Walkability score

212

Footpaths (500m)

0

Santander docks (800m)

3.0 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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)105
Nearest car park302m
Santander docks (800m)0
Nearest cycle dock3.0 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: 5.9 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 49%
More green space than 76% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.9 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

18 min walk

0

GPs within 1km

8

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

229

Parks (1km)

43

Restaurants (800m)

18

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

13

Gyms (1km)

25

Sports (1km)

6

Convenience

Nearest supermarketHarvest International N8 · 342 m
7 tennis courts5 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)

386m

Post office

Nearby shops

E&A Food & Wine87 m
The Corner Buzz119 m
Rajco Food And Wine123 m
Yellow Food & Wine235 m

Nearby cafes

The Lane Cafe99 m
Amber Crumb Cafe122 m
Bubbles T127 m
Brekky & Brunch323 m

Nearby restaurants

Zam’s Chicken73 m
Pizza GoGo97 m
Taya Wood Fired Pizzeria100 m
Aoki Hornsey102 m

Nearby pubs

McCafferty's Bar82 m
Three Compasses350 m
No5 Dining and Lounge374 m
North Eight383 m

Nearby gyms

Trinity Fit154 m
Yoga Centre254 m
NLSC North London Strength and Conditioning259 m
Synergy Studio264 m

Nearby pharmacies

Saigrace116 m
Petter Pharmacy693 m
Amy Pharmacy718 m
Pharmacia Naturale731 m

Nearby health

Smiles 4u87 m
Denchic Dental Spa222 m
Smile Spa Dental407 m
Bracewells Dental410 m
Food hygiene (5-star)78% of 116

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

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 73%
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

42.1

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,939m
Crossrail 2 route3,114m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,105 nationally

1,571

Est. population

10,601/km²

68%

Employed

63%

Degree educated

£46,800

Median income

15.1%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

20%
24%
26%
18%
Under 1821%
18–3424%
35–4926%
50–6418%
65+11%

Tenure

17%
35%
30%
17%
Own outright17%
Own (mortgage)35%
Private rent30%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

51%
23%
White British51%
White Other23%
Asian6%
Black10%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine10%
No car household47%
Unemployed7%
No qualifications9%

Housing tenure (Census 2021)

Private rent30%
Social rent17%

vs. London

Income vs London+11.4%
Price vs London+42.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
6
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
446
Under construction
0
Completed (3yr)
7
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
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
163, 163, Tottenham Lane, Crouch End, N8 9BT26 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£740,000)

£24,500

Standard buyer

£24,500

First-time buyer

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 7DE

Full postcodeN8 7DE
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.584527
Longitude-0.117050
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