Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58350, -0.11725

N8 7HF— Hornsey, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 44/100Yield 5.26%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
77
Schools
60
Transport
44
Environment
77
Investment
44

The bottom line

N8 7HF offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £365,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

N8 7HF

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 avg price-29.8% vs London avg
vs London income+11.4% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for N8 7HF

🛡️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 7HF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rokesly Junior School

Not yet inspected · 2 min walk

KS2: 105.8

—

Secondary

Hornsey School for Girls

Not yet inspected · 3 min walk

P8: +0.37A8: 50.0

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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.3 incidents per 1,000 residents

Better than 60% of London
↑ Rising 363.6%

-35% vs borough

Crime by type

Violence & sexual offences37%
Other24%
Anti-social behaviour22%
Drug offences8%
Theft4%
Vehicle crime4%
Burglary2%
Robbery0%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 767m

Crime is 18% below 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.

£365,000

Median sale price

Bottom 25% — 30% below London median

£365,000 is 30% below the London median (£520,000)

-24.3%

This year

Flat

Dominant type

Price history

5-year change
-8.2%
Sales (24 months)5
New build0.0%
Avg flat£365,000
Price per m²£5,840/m²
Price per ft²£543/ft²
Avg floor area62.6 m²

EPC breakdown

B
26%
C
52%
D
12%
E
24%

Based on 114 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£5,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,700

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

7.8×

Price-to-income

£1,826/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£156,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2026 · CAGR

+0.3%

Total change

+8%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.2%

per year

Acceleration

-54.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 132 sales

Property Type Mix

Total: 132 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£250k£250k+0%19.3
Pre-crash peak2005–2007£208k£285k+37.3%6.7
GFC & correction2008–2012£250k£307k+22.7%2.6
Help-to-Buy recovery2013–2016£351k£433k+23.2%3
Brexit uncertainty2017–2019£487k£470k-3.5%3.7
Pandemic surge2020–2021£480k£398k-17.2%2.5
Rate-rise correction2022–2023£385k£420k+9.1%3.5
Current market2024–2026£392k£269k-31.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.8% alpha

Flat/maisonette-3.8% α
Local
0.3%
District
4.1%

CAGR over 24yr 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 Timing2
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
19.6 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
6 min walk
Turnpike Lane Underground StationPiccadilly
16 min walk
Crouch Hill Rail StationSuffragette
17 min walk
Harringay Green Lanes Rail StationSuffragette
19 min walk
Wood Green Underground StationPiccadilly
20 min walk
No bus stops within 400m

62

Walkability score

175

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

17

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)105
Nearest car park248m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
711m

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: 5.8 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 31%
More green space than 77% 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

THE RISE GROUP PRACTICE

HORNSEY RISE HEALTH CENTRE, HORNSEY RISE, N19 3YU

18 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.0 km
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

215

Parks (1km)

47

Restaurants (800m)

22

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

14

Gyms (1km)

25

Sports (1km)

5

Convenience

Nearest supermarketHarvest International N8 · 246 m
6 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

473m

Post office

Nearby shops

The Corner Buzz41 m
E&A Food & Wine120 m
Yellow Food & Wine127 m
Fresco191 m

Nearby cafes

Bubbles T36 m
Amber Crumb Cafe38 m
The Lane Cafe160 m
Brekky & Brunch225 m

Nearby restaurants

Aoki Hornsey62 m
Taya Wood Fired Pizzeria66 m
Pizza GoGo70 m
Zam’s Chicken85 m

Nearby pubs

McCafferty's Bar62 m
The Queens428 m
No5 Dining and Lounge443 m
Three Compasses456 m

Nearby gyms

Yoga Centre149 m
Trinity Fit246 m
Crouch End Fitness Centre287 m
NLSC North London Strength and Conditioning291 m

Nearby pharmacies

Saigrace45 m
Petter Pharmacy605 m
Amy Pharmacy655 m
Pharmacia Naturale687 m

Nearby health

Smiles 4u105 m
Denchic Dental Spa113 m
Smile Spa Dental485 m
Bracewells Dental487 m
Food hygiene (5-star)80% of 122

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

44

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months3

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

25/100

Velocity score

Future outlook

59.6

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,827m
Crossrail 2 route3,120m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,684 nationally

1,913

Est. population

17,905/km²

69%

Employed

60%

Degree educated

£46,800

Median income

5.1%

Claimant rate

Inner cityVery high densityYoung professionals

40

Community stability

Age profile

20%
25%
25%
21%
Under 1820%
18–3425%
35–4925%
50–6421%
65+9%

Tenure

13%
25%
27%
34%
Own outright13%
Own (mortgage)25%
Private rent27%
Social rent34%
Shared ownership1%
Rent free0%

Ethnicity

45%
19%
14%
White British45%
White Other19%
Asian6%
Black14%
Mixed11%
Other5%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine15%
No car household52%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Social rent34%
Private rent27%

vs. London

Income vs London+11.4%
Price vs London-29.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
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
447
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)

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
122, 122, HILLFIELD AVENUE, N821 homes
completed
104-116, 104-116, TOTTENHAM LANE, N820 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 (£365,000)

£5,750

Standard buyer

£0

First-time buyer

Save £5,750

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 7HF

Full postcodeN8 7HF
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.583496
Longitude-0.117251
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