Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.59065, -0.12666

N8 7LR— Hornsey, Haringey

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

The family fortress

 

Schools 100%Safety 78/100Transport 30/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
65
Safety
78
Schools
90
Transport
30
Environment
100
Investment
40

The bottom line

N8 7LR offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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 7LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for N8 7LR

🛡️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 7LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Campsbourne Infant School

Not yet inspected · 4 min walk

KS2: 107.2

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 9 min walk

P8: +0.48A8: 45.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.7 incidents per 1,000 residents

Better than 70% of London
↑ Rising 1020.0%

from a low base — still below London average

-50% vs borough

Crime by type

Other38%
Violence & sexual offences29%
Anti-social behaviour16%
Vehicle crime14%
Robbery2%
Burglary2%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 462m

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£8,923/m²
Price per ft²£829/ft²
Avg floor area63.8 m²

EPC breakdown

C
17%
D
20%
E
5%
F
2%

Based on 44 properties · Confidence: high

Street mix

Terraced 14%Flat 86%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

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£159,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+720%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-4.50

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 108 sales

Property Type Mix

Total: 108 sales

Terraced13%
Flat/maisonette87%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£149k+109.9%3.8
Post-dot-com plateau2002–2004£189k£230k+21.9%5.7
Pre-crash peak2005–2007£240k£300k+24.8%5
GFC & correction2008–2012£298k£343k+15.1%4
Help-to-Buy recovery2013–2016£367k£521k+41.8%2.7
Brexit uncertainty2017–2019£565k£518k-8.3%2.3
Pandemic surge2020–2021£500k£575k+15%3
Rate-rise correction2022–2023£557k£555k-0.4%4
Current market2024–2025£580k£580k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+3.2% alpha

Weakest performer

Flat/maisonette

+0.3% alpha

Terraced+3.2% α
Local
14.7%
District
11.5%
Flat/maisonette+0.3% α
Local
7.1%
District
6.8%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Bounds Green Underground StationPiccadilly line
21.7 min walk
Alexandra Palace→ Kings Cross· 11 tph
12 min

Nearby stations

Alexandra PalaceNational Rail
12 min walk
Wood Green Underground StationPiccadilly
17 min walk
Turnpike Lane Underground StationPiccadilly
21 min walk
Bounds Green Underground StationPiccadilly
23 min walk
Highgate Underground StationNorthern
25 min walk
No bus stops within 400m

32

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

3.3 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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)343
Nearest car park223m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Fairground154 spaces
223m
🅿️
Alexandra Palace Garden Centre· no
489m
🅿️
East Car Park· donation
513m
🅿️
Dive Car Park· donation
557m
🅿️
Grove Car Park84 spaces· donation
615m
🅿️
Pavilion Car Park· donation
617m

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: 6.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 55%
More green space than 99% of London

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

THE ALEXANDRA SURGERY

125 ALEXANDRA PARK ROAD, WOOD GREEN, N22 7UN

15 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

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

131

Parks (1km)

9

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

19

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Phoenix (472 m)

Nearest supermarketThe Co-op · 564 m
10 tennis courts1 swimming pools3 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)

570m

Post office

Nearby shops

Erdem Supermarket442 m
Little Shop539 m
Your Local Store542 m
Priory News547 m

Nearby cafes

Elsie Cafe440 m
Alexandra Palace Garden Centre Cafe480 m
East Court Cafe542 m
El's Olive Cafe554 m

Nearby restaurants

The Priory Fish Bar437 m
Dhool546 m
Curtis Caribbean549 m
Kiss the Koala549 m

Nearby pubs

The Phoenix472 m
The Priory559 m
The Tav561 m
North Eight574 m

Nearby gyms

Hornsey Bowling Club395 m
LTA Priory Park Tennis472 m
The Laboratory Spa & Health Club578 m
=Results581 m

Nearby pharmacies

Pharmacia Naturale927 m
Amy Pharmacy1.0 km
Petter Pharmacy1.2 km

Nearby health

Bracewells Dental544 m
Smile Spa Dental546 m
Park Road Dental Practice774 m
Angle House Orthodontics986 m
Food hygiene (5-star)81% of 32

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

40

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

39.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,710m
Crossrail 2 route3,888m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,769 nationally

1,375

Est. population

11,639/km²

61%

Employed

57%

Degree educated

£44,200

Median income

5.7%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

23%
20%
23%
20%
13%
Under 1823%
18–3420%
35–4923%
50–6420%
65+14%

Tenure

23%
29%
17%
31%
Own outright23%
Own (mortgage)29%
Private rent17%
Social rent31%
Shared ownership0%
Rent free0%

Ethnicity

52%
16%
White British52%
White Other16%
Asian6%
Black12%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household38%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Social rent31%
Private rent17%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
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)
0
Largest scheme
36 homes · CAMPSBOURNE WORKS, CAMPSBOURNE WORKS, THE CAMPSBOURNE, N8
Pipeline pressure
NONE

Named schemes (500m)

ARGYLE WORKS, ARGYLE WORKS, PRIORY ROAD, PARK AVENUE SOUTH (106), N816 homes
completed
The Nightingale, 40, The Nightingale, 40, Nightingale Lane, N8 7QU7 homes
completed
43, 43, Priory Avenue, N83 homes
completed
14, 14, Clovelly Road, N8 7RH2 homes
completed
12A, 12A, Priory Road, N8 7RD2 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 7LR

Full postcodeN8 7LR
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.590651
Longitude-0.126657
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