Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58934, -0.12701

N8 7NB— Hornsey, Haringey

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

 

Schools 100%Safety 74/100Transport 28/100Yield 3.54%

Best for: Families, Owner-occupiers

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

Liveability
67
Safety
74
Schools
90
Transport
28
Environment
100
Investment
41

The bottom line

N8 7NB offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £542,500 median — strong value for Families and Owner-occupiers 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 7NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+4.3% vs London avg
vs London income+14.5% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for N8 7NB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How N8 7NB 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 · 5 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.8 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 295.8%

-15% vs borough

Crime by type

Anti-social behaviour31%
Other25%
Violence & sexual offences16%
Vehicle crime12%
Theft6%
Drug offences5%
Robbery3%
Burglary2%

Stop & search

2.9

per 1,000 residents

→ Stable

trend

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 · 315m

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£542,500

Median sale price

Above London median by 4%

£542,500 is 4% above the London median (£520,000)

-12.6%

This year

Flat

Dominant type

Price history

5-year change
+0.5%
Sales (24 months)6
New build0.0%
Avg flat£542,500
Price per m²£8,530/m²
Price per ft²£792/ft²
Avg floor area64.1 m²

EPC breakdown

C
10%
D
24%
E
4%

Based on 38 properties · Confidence: high

Street mix

Terraced 10%Flat 85%Other 5%

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£14,625
First-time buyerFTB
£5,875
Additional propertyBTL/2nd
£30,900

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

11.3×

Price-to-income

£2,714/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£160,250
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

1995–2026 · CAGR

+6.8%

Total change

+671%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.4%

per year

Acceleration

+10.77

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 87 sales

Property Type Mix

Total: 87 sales

Terraced10.3%
Flat/maisonette89.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£165k+135.7%3
Post-dot-com plateau2001–2004£179k£239k+33.5%3.5
Pre-crash peak2005–2007£245k£297k+21.2%5
GFC & correction2008–2012£300k£368k+22.5%2.6
Help-to-Buy recovery2013–2015£403k£472k+17.3%2.3
Brexit uncertainty2017–2019£580k£529k-8.9%2
Pandemic surge2020–2021£558k£540k-3.1%2
Rate-rise correction2022–2022£575k£575k+0%3
Current market2024–2026£588k£540k-8.1%2.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.6% alpha

Weakest performer

Flat/maisonette

+0.1% alpha

Terraced+2.6% α
Local
14.1%
District
11.5%
Flat/maisonette+0.1% α
Local
6.9%
District
6.8%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing1
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
23.5 min walk
Alexandra Palace→ Kings Cross· 11 tph
12 min

Nearby stations

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

36

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

3.2 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

20

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)343
Nearest car park273m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Fairground154 spaces
273m
🅿️
Alexandra Palace Garden Centre· no
497m
🅿️
East Car Park· donation
646m
🅿️
Grove Car Park84 spaces· donation
662m
🅿️
Dive Car Park· donation
697m
🅿️
Pavilion Car Park· donation
749m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.6 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

16 min walk

83%

Recommend GP

83%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

148

Parks (1km)

15

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

20

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Priory (451 m)

Nearest supermarketThe Co-op · 458 m
10 tennis courts1 swimming pools5 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)

506m

Post office

Nearby shops

Erdem Supermarket337 m
Priory News435 m
Cured446 m
Little Shop460 m

Nearby cafes

Elsie Cafe332 m
Priory Park Cafe432 m
El's Olive Cafe483 m
Alexandra Palace Garden Centre Cafe503 m

Nearby restaurants

The Priory Fish Bar324 m
Kiss the Koala438 m
Dhool462 m
Curtis Caribbean464 m

Nearby pubs

The Priory451 m
The Tav494 m
North Eight511 m
Victoria Stakes540 m

Nearby gyms

Hornsey Bowling Club335 m
LTA Priory Park Tennis336 m
=Results480 m
Zero Gravity Pilates486 m

Nearby pharmacies

Pharmacia Naturale782 m
Amy Pharmacy897 m
Petter Pharmacy1.1 km
Boots1.2 km

Nearby health

Bracewells Dental467 m
Smile Spa Dental471 m
Park Road Dental Practice628 m
Angle House Orthodontics849 m
Food hygiene (5-star)82% of 50

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

41

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

53.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,571m
Crossrail 2 route3,879m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,254 nationally

1,361

Est. population

15,137/km²

71%

Employed

70%

Degree educated

£48,100

Median income

2.0%

Claimant rate

SuburbanVery high densityOwner occupiers / families

50

Community stability

Age profile

24%
17%
28%
18%
13%
Under 1824%
18–3417%
35–4928%
50–6418%
65+13%

Tenure

26%
39%
23%
Own outright26%
Own (mortgage)39%
Private rent23%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

59%
19%
White British59%
White Other19%
Asian5%
Black6%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine9%
No car household36%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent23%
Social rent11%

vs. London

Income vs London+14.5%
Price vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
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)
1
Largest scheme
56 homes · Former Hornsey Central Hospital, Former Hornsey Central Hospital, Park Road, 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
12A, 12A, Priory Road, N8 7RD2 homes
completed
14, 14, Clovelly Road, N8 7RH2 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 (£542,500)

£14,625

Standard buyer

£5,875

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 7NB

Full postcodeN8 7NB
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.589344
Longitude-0.127013
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