Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.59057, -0.12578

N8 7LS— Hornsey, Haringey

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

The family fortress

 

Schools 100%Safety 78/100Transport 30/100~4% yield · indicativeOnly 3 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 7LS 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 7LS

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 7LS

🛡️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 7LS 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 · 3 min walk

KS2: 107.2

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 8 min walk

P8: +0.48A8: 45.3

100% of local schools rated Good or Outstanding · based on 11 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

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 3 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)3
New build0.0%
Price per m²£14,628/m²
Price per ft²£1,359/ft²
Avg floor area74.2 m²

EPC breakdown

C
5%
D
17%
E
5%

Based on 27 properties · Confidence: medium

Street mix

Semi 4%Terraced 49%Flat 47%

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£185,500
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)
RoofPitched, no insulation
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

1995–2026 · CAGR

+5.2%

Total change

+377%

Market Activity

Price Velocity & Acceleration

Current Velocity

-55.2%

per year

Acceleration

-66.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 79 sales

Property Type Mix

Total: 79 sales

Semi-detached3.8%
Terraced49.4%
Flat/maisonette46.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£165k+43.5%4.3
Post-dot-com plateau2001–2004£288k£227k-21%3.5
Pre-crash peak2005–2007£390k£500k+28.2%2.3
GFC & correction2008–2011£405k£320k-21%1.8
Help-to-Buy recovery2013–2016£520k£925k+77.9%2.8
Brexit uncertainty2017–2019£736k£517k-29.8%2.7
Pandemic surge2021–2021£538k£538k+0%2
Rate-rise correction2023–2023£560k£560k+0%1
Current market2024–2026£1.10m£549k-50.1%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Weakest performer

Terraced

-0.8% alpha

Flat/maisonette+1.1% α
Local
9.1%
District
8%
Terraced-0.8% α
Local
8%
District
8.8%

CAGR over 23yr 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 Timing0
Trend Position100

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
21.8 min walk
Alexandra Palace→ Kings Cross· 11 tph
12 min

Nearby stations

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

29

Walkability score

23

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

18

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)343
Nearest car park284m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Fairground154 spaces
284m
🅿️
East Car Park· donation
544m
🅿️
Alexandra Palace Garden Centre· no
551m
🅿️
Dive Car Park· donation
581m
🅿️
Pavilion Car Park· donation
647m
🅿️
Grove Car Park84 spaces· donation
674m

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: 6.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
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

5

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

133

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

19

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Tav (513 m)

Nearest supermarketThe Co-op · 605 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)

520m

Post office

Nearby shops

Erdem Supermarket409 m
Little Shop494 m
Your Local Store498 m
Intrepid Bakers547 m

Nearby cafes

Elsie Cafe408 m
El's Olive Cafe507 m
Alexandra Palace Garden Centre Cafe541 m
Green Garden Cafe543 m

Nearby restaurants

The Priory Fish Bar407 m
Dhool503 m
Konnichiwa505 m
Curtis Caribbean507 m

Nearby pubs

The Tav513 m
North Eight524 m
The Phoenix526 m
Three Compasses599 m

Nearby gyms

Hornsey Bowling Club347 m
LTA Priory Park Tennis458 m
=Results624 m
Zero Gravity Pilates629 m

Nearby pharmacies

Pharmacia Naturale922 m
Amy Pharmacy1.0 km
Petter Pharmacy1.2 km

Nearby health

Bracewells Dental498 m
Smile Spa Dental500 m
Park Road Dental Practice786 m
Angle House Orthodontics969 m
Food hygiene (5-star)79% of 34

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 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

36.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,691m
Crossrail 2 route3,827m

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)
4
Development activity
medium
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
42 homes · Pembroke Works, Pembroke Works, Campsbourne Road, N8 7PE
Pipeline pressure
NONE

Named schemes (500m)

ST. MARY'S RECTORY, ST. MARY'S RECTORY, PRIORY ROAD, N819 homes
completed
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
Hornsey Bowling Club, Hornsey Bowling Club, Rectory Gardens, N8 7QT4 homes
completed
43, 43, Priory Avenue, N83 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 7LS

Full postcodeN8 7LS
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.590574
Longitude-0.125779
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
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