Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58769, -0.12056

N8 7PL— Hornsey, Haringey

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

The family fortress

 

Top 10% LondonSchools 100%Safety 78/100Transport 43/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
73
Safety
78
Schools
90
Transport
43
Environment
100
Investment
37

The bottom line

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

The catches: high noise levels nearby; 47 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N8 7PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
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 7PL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N8 7PL 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 · 3 min walk

P8: +0.48A8: 45.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 22 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 479m

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,262/m²
Price per ft²£675/ft²
Avg floor area118.8 m²

EPC breakdown

D
4%
E
1%

Based on 5 properties · Confidence: low

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£297,000
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 (assumed)
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

1998–2026 · CAGR

+7%

Total change

+564%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.3%

per year

Acceleration

-339.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached25%
Terraced75%

By decade

1990s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£125k£210k+68%1
Rate-rise correction2022–2022£905k£905k+0%1
Current market2026–2026£830k£830k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Wood Green Underground StationPiccadilly line
15.7 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

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

61

Walkability score

156

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

19

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)259
Nearest car park64m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Fairground154 spaces
743m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.9 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

15 min walk

0

GPs within 1km

8

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.4 km
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

211

Parks (1km)

42

Restaurants (800m)

16

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

14

Gyms (1km)

25

Sports (1km)

8

Convenience

Nearest supermarketSainsbury's · 260 m
7 tennis courts1 swimming pools3 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)

52m

Post office

Nearby shops

Intrepid Bakers63 m
Fresh Fields International Supermarket78 m
Tesco Express90 m
Little Shop102 m

Nearby cafes

Green Garden Cafe59 m
El's Olive Cafe72 m
Luka Caffe104 m
Rolling Pin139 m

Nearby restaurants

The Tiffin Tin50 m
La Roata51 m
La Cucina54 m
Moonlounge55 m

Nearby pubs

North Eight51 m
The Tav61 m
Three Compasses131 m
The Great Northern Railway Tavern302 m

Nearby gyms

Hornsey Bowling Club149 m
LTA Priory Park Tennis376 m
Trinity Fit457 m
YMCA559 m

Nearby pharmacies

Saigrace538 m
Pharmacia Naturale745 m
Amy Pharmacy804 m
Petter Pharmacy879 m

Nearby health

Smile Spa Dental88 m
Bracewells Dental91 m
Smiles 4u511 m
Denchic Dental Spa584 m
Food hygiene (5-star)80% of 94

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

37

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46

Price growth score

C
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,318m
Crossrail 2 route3,403m

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

Inner cityHigh densityYoung professionals

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)
13
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
4
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)
3

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)

35 Hornsey Refuse And Recycling Centre, High Street, N8 7QB440 homes
not_started
Hornsey Depot, Hornsey Depot, High Street, Hornsey, N8 7QB440 homes
completed
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

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 7PL

Full postcodeN8 7PL
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.587685
Longitude-0.120557
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