Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58902, -0.11549

N8 7GE— Hornsey, Haringey

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

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 70/100Transport 50/100Yield 3.73%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
73
Safety
70
Schools
90
Transport
50
Environment
100
Investment
56

The bottom line

N8 7GE offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £515,000 median — strong value for Families who can accept its trade-offs.

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N8 7GE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-1.0% vs London avg
vs London income+5.2% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for N8 7GE

🛡️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 7GE 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 · 4 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 25 min walk

9 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 858m

Crime is +47% 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.

£515,000

Median sale price

1% below London median

£515,000 is 1% below the London median (£520,000)

-12.0%

This year

Flat

Dominant type

Price history

5-year change
-13.4%
Sales (24 months)5
New build0.0%
Avg flat£515,000
Price per m²£7,274/m²
Price per ft²£676/ft²
Avg floor area70.8 m²

EPC breakdown

B
29%
C
3%

Based on 32 properties · Confidence: high

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

Stamp duty

Standard buyer£13,250
First-time buyerFTB
£4,500
Additional propertyBTL/2nd
£28,700

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

11.7×

Price-to-income

£2,576/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£177,000
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.23 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

2020–2026 · CAGR

+-2.1%

Total change

-12%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.4%

per year

Acceleration

-17.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 37 sales

Property Type Mix

Total: 37 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2021£585k£595k+1.7%16
Current market2025–2026£609k£515k-15.4%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.4% alpha

Flat/maisonette-2.4% α
Local
-2.1%
District
0.3%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing7

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
12.1 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
5 min walk
Turnpike Lane Underground StationPiccadilly
11 min walk
Wood Green Underground StationPiccadilly
13 min walk
Harringay Green Lanes Rail StationSuffragette
22 min walk
Crouch Hill Rail StationSuffragette
25 min walk
No bus stops within 400m

63

Walkability score

231

Footpaths (500m)

0

Santander docks (800m)

3.4 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

18

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)186
Nearest car park77m
Santander docks (800m)0
Nearest cycle dock3.4 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: 6.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.3 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

12 min walk

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

224

Parks (1km)

34

Restaurants (800m)

13

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

12

Gyms (1km)

16

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's · 124 m
1 swimming pools3 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)

404m

Post office

Nearby shops

Serhat Food and Wine197 m
Star Hornsey News Agents278 m
Fresh Fields International Supermarket313 m
Tesco Express319 m

Nearby cafes

Islands159 m
Oak and Bean203 m
Rolling Pin252 m
Luka Caffe287 m

Nearby restaurants

Cornelius Restaurant82 m
La Gioconda142 m
Metros Chicken161 m
Tomo Pizzeria190 m

Nearby pubs

The Great Northern Railway Tavern114 m
Three Compasses278 m
North Eight397 m
The Tav422 m

Nearby gyms

CrossFit343 m
Fitnastic353 m
YMCA391 m
Trinity Fit414 m

Nearby pharmacies

Sia Pharmacy452 m
Saigrace616 m
Boots729 m
Greenwoods922 m

Nearby health

Hornsey Wood Green GP Surgery372 m
Smile Spa Dental459 m
Sky Dental Practice462 m
Bracewells Dental463 m
Food hygiene (5-star)81% of 138

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

56

Investment score

Good

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

58.7

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,423m
Crossrail 2 route3,093m

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%
Price vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
1
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)
3
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
Westpoint Apartments (Formerly Goulding Court), Westpoint Apartments (Formerly Goulding Court), TURNPIKE LANE, Clarendon Road, N8 0DB69 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 (£515,000)

£13,250

Standard buyer

£4,500

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 7GE

Full postcodeN8 7GE
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.589016
Longitude-0.115492
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