Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58713, -0.12850

N8 7EY— Hornsey, Haringey

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

The family fortress

 

Top 13% LondonSchools 100%Safety 78/100Transport 24/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
72
Safety
78
Schools
60
Transport
24
Environment
100
Investment
38

The bottom line

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

The catches: high noise levels nearby and 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N8 7EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+14.5% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for N8 7EY

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N8 7EY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Campsbourne Junior School

Not yet inspected · 7 min walk

KS2: 107.2

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 9 min walk

P8: +0.31A8: 51.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.5 incidents per 1,000 residents

Better than 66% of London
↑ Rising 242.1%

from a low base — still below London average

-44% vs borough

Crime by type

Anti-social behaviour32%
Vehicle crime20%
Violence & sexual offences17%
Burglary12%
Other9%
Theft5%
Drug offences3%
Robbery2%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

87

Road safety score

5

Accidents (5yr)

2

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 113m

Crime is 30% 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£7,581/m²
Price per ft²£704/ft²
Avg floor area150.4 m²

EPC breakdown

C
1%
D
6%
E
5%

Based on 12 properties · Confidence: medium

Street mix

Semi 22%Terraced 78%

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£376,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band EAnnual charge £2,465
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.2%

Total change

+468%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.4%

per year

Acceleration

+64.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached22.2%
Terraced77.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£198k£231k+16.7%1.3
Post-dot-com plateau2001–2002£445k£175k-60.7%1
Pre-crash peak2006–2006£625k£625k+0%1
GFC & correction2008–2012£250k£844k+237.4%1
Help-to-Buy recovery2013–2013£985k£985k+0%1
Brexit uncertainty2017–2017£1.31m£1.31m+0%1
Pandemic surge2021–2021£1.02m£1.02m+0%2
Rate-rise correction2023–2023£790k£790k+0%2
Current market2025–2025£1.13m£1.13m+0%1

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
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
Highgate Underground StationNorthern line
19.1 min walk
Alexandra Palace→ Kings Cross· 11 tph
12 min

Nearby stations

Alexandra PalaceNational Rail
17 min walk
Highgate Underground StationNorthern
20 min walk
Wood Green Underground StationPiccadilly
22 min walk
Turnpike Lane Underground StationPiccadilly
23 min walk
Crouch Hill Rail StationSuffragette
24 min walk
No bus stops within 400m

45

Walkability score

95

Footpaths (500m)

0

Santander docks (800m)

3.1 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

17

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)338
Nearest car park341m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Fairground154 spaces
449m
🅿️
Alexandra Palace Garden Centre· no
559m
🅿️
Grove Car Park84 spaces· donation
762m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.4 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

THE MUSWELL HILL PRACTICE

54 MUSWELL HILL, N10 3ST

12 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

7

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

175

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

48

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Priory (283 m)

Nearest supermarketThe Co-op · 293 m
34 tennis courts2 swimming pools7 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)

551m

Post office

Nearby shops

Priory News258 m
Cured276 m
Erdem Supermarket333 m
Your Local Store475 m

Nearby cafes

Priory Park Cafe293 m
Elsie Cafe323 m
Time 2 Chill353 m
El's Olive Cafe518 m

Nearby restaurants

Kiss the Koala264 m
The Priory Fish Bar306 m
Le Cozy311 m
Il Porcino318 m

Nearby pubs

The Priory283 m
Victoria Stakes390 m
The Good Reader481 m
The Tav533 m

Nearby gyms

LTA Priory Park Tennis214 m
=Results324 m
Zero Gravity Pilates332 m
Hornsey Bowling Club429 m

Nearby pharmacies

Pharmacia Naturale546 m
Amy Pharmacy670 m
Petter Pharmacy842 m
Boots982 m

Nearby health

Park Road Dental Practice362 m
Bracewells Dental494 m
Smile Spa Dental499 m
Angle House Orthodontics652 m
Food hygiene (5-star)82% of 50

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

38

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 score22/100
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

49.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,347m
Crossrail 2 route3,937m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,306 nationally

1,429

Est. population

12,402/km²

60%

Employed

69%

Degree educated

£48,100

Median income

1.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

55

Community stability

Age profile

22%
13%
20%
23%
23%
Under 1822%
18–3413%
35–4920%
50–6423%
65+23%

Tenure

40%
34%
16%
Own outright40%
Own (mortgage)34%
Private rent16%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

64%
15%
White British64%
White Other15%
Asian6%
Black5%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine8%
No car household28%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent16%
Social rent10%

vs. London

Income vs London+14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
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
0
Under construction
0
Completed (3yr)
1
Largest scheme
56 homes · Former Hornsey Central Hospital, Former Hornsey Central Hospital, Park Road, N8
Pipeline pressure
NONE

Named schemes (500m)

Former Hornsey Central Hospital, Former Hornsey Central Hospital, Park Road, N856 homes
completed
ARGYLE WORKS, ARGYLE WORKS, PRIORY ROAD, PARK AVENUE SOUTH (106), N816 homes
completed
115-117, 115-117, Park Road, N8 8JN9 homes
completed
Electricity Sub Station rear of 110 and 112, Electricity Sub Station rear of 110 and 112, Priory Road, Muswell Hill, N85 homes
completed
2 and 3, 2 and 3, Farrer Mews, London, N8 8NE3 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 7EY

Full postcodeN8 7EY
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.587129
Longitude-0.128505
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