Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58637, -0.12171

N8 7LA— Hornsey, Haringey

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

Strong, well-rated schools nearby

 

Schools 100%Safety 74/100Transport 33/100Low yield 3.49%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
67
Safety
74
Schools
90
Transport
33
Environment
75
Investment
35

The bottom line

N8 7LA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £550,000 median — strong value for Families who can accept its trade-offs.

The catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N8 7LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+5.8% vs London avg
vs London income+5.2% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for N8 7LA

🛡️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📈 Up & Coming🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How N8 7LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rokesly Junior School

Not yet inspected · 5 min walk

KS2: 105.8

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 4 min walk

P8: +0.48A8: 45.3

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 20 min walk

6 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.0 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 271.4%

-11% vs borough

Crime by type

Violence & sexual offences25%
Other21%
Anti-social behaviour17%
Theft12%
Vehicle crime11%
Drug offences7%
Robbery5%
Burglary3%

Stop & search

2.8

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 · 381m

Crime is +12% 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.

£550,000

Median sale price

Above London median by 6%

£550,000 is 6% above the London median (£520,000)

+15.6%

This year

Flat

Dominant type

Price history

5-year change
+24.3%
Sales (24 months)5
New build0.0%
Avg flat£550,000
Price per m²£9,291/m²
Price per ft²£863/ft²
Avg floor area57.3 m²

EPC breakdown

C
24%
D
29%
E
5%
F
1%

Based on 59 properties · Confidence: high

Street mix

Terraced 7%Flat 90%Other 3%

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£15,000
First-time buyerFTB
£6,250
Additional propertyBTL/2nd
£31,500

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

12.4×

Price-to-income

£2,751/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£143,250
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
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

+27.2%

per year

Acceleration

+36.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 70 sales

Property Type Mix

Total: 70 sales

Terraced7.1%
Flat/maisonette92.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£151k+160.3%2.7
Post-dot-com plateau2001–2004£180k£191k+6.1%3
Pre-crash peak2005–2007£154k£285k+85.1%2.3
GFC & correction2008–2012£258k£333k+29.3%2.5
Help-to-Buy recovery2014–2015£515k£468k-9.1%5.5
Brexit uncertainty2018–2019£510k£481k-5.6%2
Pandemic surge2021–2021£443k£443k+0%4
Rate-rise correction2022–2023£566k£475k-16.1%1
Current market2024–2025£433k£550k+27.2%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
6.7%
District
6.5%

CAGR over 28yr 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 Timing0
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
Wood Green Underground StationPiccadilly line
17.7 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
8 min walk
Turnpike Lane Underground StationPiccadilly
17 min walk
Wood Green Underground StationPiccadilly
19 min walk
Crouch Hill Rail StationSuffragette
21 min walk
Harringay Green Lanes Rail StationSuffragette
24 min walk
No bus stops within 400m

56

Walkability score

154

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

19

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)259
Nearest car park230m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Fairground154 spaces
767m

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: 6.1 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.8 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

17 min walk

0

GPs within 1km

9

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

182

Parks (1km)

58

Restaurants (800m)

25

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

12

Gyms (1km)

27

Sports (1km)

7

Convenience

Nearest supermarketHarvest International N8 · 504 m
10 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

123m

Post office

Nearby shops

Your Local Store59 m
Little Shop71 m
Erdem Supermarket161 m
Intrepid Bakers173 m

Nearby cafes

El's Olive Cafe95 m
Green Garden Cafe167 m
Elsie Cafe169 m
Luka Caffe236 m

Nearby restaurants

Through the woods35 m
Curtis Caribbean46 m
Dhool51 m
Konnichiwa90 m

Nearby pubs

The Tav108 m
North Eight129 m
Three Compasses244 m
The Great Northern Railway Tavern424 m

Nearby gyms

Hornsey Bowling Club211 m
LTA Priory Park Tennis271 m
Trinity Fit467 m
Crouch End Fitness Centre470 m

Nearby pharmacies

Saigrace475 m
Pharmacia Naturale580 m
Amy Pharmacy638 m
Petter Pharmacy718 m

Nearby health

Bracewells Dental78 m
Smile Spa Dental80 m
Smiles 4u470 m
Denchic Dental Spa482 m
Food hygiene (5-star)79% of 137

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

35

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score36/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

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

17/100

Velocity score

Future outlook

55.1

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,185m
Crossrail 2 route3,458m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,505 nationally

1,425

Est. population

12,922/km²

57%

Employed

54%

Degree educated

£44,200

Median income

7.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

20%
20%
21%
22%
17%
Under 1820%
18–3420%
35–4921%
50–6422%
65+17%

Tenure

16%
20%
21%
42%
Own outright16%
Own (mortgage)20%
Private rent21%
Social rent42%
Shared ownership1%
Rent free1%

Ethnicity

42%
18%
17%
White British42%
White Other18%
Asian8%
Black17%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine18%
No car household48%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Social rent42%
Private rent21%

vs. London

Income vs London+5.2%
Price vs London+5.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
8
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)
0

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)

Pembroke Works, Pembroke Works, Campsbourne Road, N8 7PE42 homes
completed
CAMPSBOURNE WORKS, CAMPSBOURNE WORKS, THE CAMPSBOURNE, N836 homes
completed
FORMER ALLOTMENTS (NOW SWALLOW HOUSE), FORMER ALLOTMENTS (NOW SWALLOW HOUSE), MOSELLE CLOSE, MILES ROAD (25), N833 homes
completed
77-79, 77-79, MIDDLE LANE, N824 homes
completed
122, 122, HILLFIELD AVENUE, N821 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 (£550,000)

£15,000

Standard buyer

£6,250

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 7LA

Full postcodeN8 7LA
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.586373
Longitude-0.121708
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