Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58799, -0.11685

N8 7FB— Hornsey, Haringey

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 70/100Transport 50/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
76
Safety
70
Schools
90
Transport
50
Environment
100
Investment
43

The bottom line

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

The catches: high noise levels nearby and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N8 7FB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for N8 7FB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N8 7FB 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 · 1 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 · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.6 incidents per 1,000 residents

Higher crime than 72% of London
↑ Rising 490.9%

+17% vs borough

Crime by type

Other43%
Anti-social behaviour19%
Violence & sexual offences18%
Robbery5%
Vehicle crime5%
Theft5%
Burglary3%
Drug offences2%

Stop & search

7.3

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 736m

Crime is +47% 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£6,572/m²
Price per ft²£611/ft²
Avg floor area63.6 m²

EPC breakdown

B
25%

Based on 25 properties · Confidence: medium

Street mix

Flat 100%

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£159,000
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.19 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2025 · CAGR

+-2.2%

Total change

-15%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.9%

per year

Acceleration

+24.15

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 28 sales

Property Type Mix

Total: 28 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2018£490k£490k+0%24
Pandemic surge2021–2021£527k£527k+0%1
Current market2024–2025£410k£418k+2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3% alpha

Flat/maisonette-3% α
Local
-2.2%
District
0.8%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

46out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53

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
13.8 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

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

66

Walkability score

219

Footpaths (500m)

0

Santander docks (800m)

3.3 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

17

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)186
Nearest car park22m
Santander docks (800m)0
Nearest cycle dock3.3 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
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: 34%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.1 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

4

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

219

Parks (1km)

32

Restaurants (800m)

15

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

12

Gyms (1km)

21

Sports (1km)

6

Convenience

Nearest supermarketSainsbury's · 91 m
4 tennis courts1 swimming pools4 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)

271m

Post office

Nearby shops

Serhat Food and Wine49 m
Star Hornsey News Agents146 m
Fresh Fields International Supermarket183 m
Tesco Express183 m

Nearby cafes

Islands60 m
Oak and Bean65 m
Rolling Pin120 m
Luka Caffe156 m

Nearby restaurants

La Gioconda16 m
Tomo Pizzeria44 m
Terry's Kebab House46 m
Mum Likes Thai Food52 m

Nearby pubs

The Great Northern Railway Tavern43 m
Three Compasses138 m
North Eight264 m
The Tav289 m

Nearby gyms

Trinity Fit320 m
CrossFit336 m
Fitnastic349 m
YMCA355 m

Nearby pharmacies

Saigrace497 m
Sia Pharmacy558 m
Boots877 m
Petter Pharmacy1.0 km

Nearby health

Smile Spa Dental326 m
Bracewells Dental331 m
Smiles 4u441 m
Hornsey Wood Green GP Surgery485 m
Food hygiene (5-star)77% of 90

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

Very High

Demand

Very 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

62.6

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,319m
Crossrail 2 route3,158m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,462 nationally

1,360

Est. population

21,638/km²

82%

Employed

69%

Degree educated

£44,200

Median income

3.3%

Claimant rate

Inner cityVery high densityYoung professionals

21

Community stability

Age profile

18%
42%
31%
Under 1818%
18–3442%
35–4931%
50–647%
65+2%

Tenure

16%
54%
13%
Own outright4%
Own (mortgage)16%
Private rent54%
Social rent13%
Shared ownership12%
Rent free0%

Ethnicity

37%
29%
White British37%
White Other29%
Asian7%
Black11%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine9%
No car household62%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent54%
Social rent13%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
2
Development activity
low
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)
5

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)

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
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

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 7FB

Full postcodeN8 7FB
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.587985
Longitude-0.116849
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