Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58582, -0.11733

N8 7DS— Hornsey, Haringey

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 50/100Yield 3.76%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
70
Schools
90
Transport
50
Environment
76
Investment
40

The bottom line

N8 7DS offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £511,000 median — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N8 7DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-1.7% vs London avg
vs London income+5.2% vs London avg
vs London crime+45.0% vs London avg

Deep-dive guides for N8 7DS

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

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Postcode Personality

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“High-connectivity investment target”

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How N8 7DS 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 · 2 min walk

KS2: 110.9

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 2 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 689m

Crime is +45% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£511,000

Median sale price

2% below London median

£511,000 is 2% below the London median (£520,000)

-8.0%

This year

Flat

Dominant type

Price history

5-year change
+5.9%
Sales (24 months)5
New build0.0%
Avg terraced£1,060,000
Avg flat£511,000
Price per m²£6,934/m²
Price per ft²£644/ft²
Avg floor area73.9 m²

EPC breakdown

C
27%
D
36%
E
11%
F
4%

Based on 78 properties · Confidence: high

Street mix

Semi 3%Terraced 17%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

Stamp duty

Standard buyer£13,050
First-time buyerFTB
£4,300
Additional propertyBTL/2nd
£28,380

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

11.6×

Price-to-income

£2,556/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£184,750
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.8%

Total change

+848%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.4%

per year

Acceleration

+44.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 118 sales

Property Type Mix

Total: 118 sales

Semi-detached3.4%
Terraced16.1%
Flat/maisonette80.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£300k+361.5%4.2
Post-dot-com plateau2001–2004£166k£207k+24.7%5.8
Pre-crash peak2005–2007£235k£305k+30.1%5.3
GFC & correction2008–2012£210k£360k+71.4%2.6
Help-to-Buy recovery2013–2016£386k£538k+39.2%3
Brexit uncertainty2017–2019£533k£440k-17.4%2.7
Pandemic surge2020–2021£790k£483k-38.9%4.5
Rate-rise correction2022–2023£469k£530k+13%3.5
Current market2024–2025£466k£616k+32.4%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette+0.1% α
Local
7%
District
6.9%
Terraced-0.1% α
Local
7.8%
District
7.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position75

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
16.6 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
5 min walk
Turnpike Lane Underground StationPiccadilly
14 min walk
Wood Green Underground StationPiccadilly
17 min walk
Crouch Hill Rail StationSuffragette
20 min walk
Harringay Green Lanes Rail StationSuffragette
21 min walk
No bus stops within 400m

63

Walkability score

235

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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)105
Nearest car park237m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 40%
More green space than 75% 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

16 min walk

0

GPs within 1km

8

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

225

Parks (1km)

42

Restaurants (800m)

16

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

14

Gyms (1km)

28

Sports (1km)

9

Convenience

Nearest supermarketSainsbury's · 328 m
9 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

273m

Post office

Nearby shops

Rajco Food And Wine178 m
Serhat Food and Wine200 m
E&A Food & Wine206 m
Tesco Express226 m

Nearby cafes

The Lane Cafe187 m
Islands219 m
Oak and Bean231 m
Rolling Pin236 m

Nearby restaurants

Hornsey Fish House178 m
Barbers Bazaar183 m
Terry's Kebab House200 m
Mum Likes Thai Food200 m

Nearby pubs

Three Compasses209 m
McCafferty's Bar225 m
The Great Northern Railway Tavern265 m
North Eight268 m

Nearby gyms

Trinity Fit159 m
YMCA297 m
NLSC North London Strength and Conditioning319 m
Synergy Studio321 m

Nearby pharmacies

Saigrace260 m
Sia Pharmacy680 m
Pharmacia Naturale774 m
Amy Pharmacy784 m

Nearby health

Smiles 4u215 m
Smile Spa Dental308 m
Bracewells Dental312 m
Denchic Dental Spa357 m
Food hygiene (5-star)76% of 106

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

40

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
3.8% (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

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

60.5

Price growth score

C
High

Development pressure

High

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,084m
Crossrail 2 route3,149m

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%
Price vs London-1.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
7
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)
3

Housing pipeline (800m)

Homes approved
443
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)

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
Pembroke Works, Pembroke Works, Campsbourne Road, N8 7PE42 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 (£511,000)

£13,050

Standard buyer

£4,300

First-time buyer

Save £8,750

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 7DS

Full postcodeN8 7DS
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.585817
Longitude-0.117328
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