Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58906, -0.11490

N8 7QE— Hornsey, Haringey

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 70/100Transport 50/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
76
Safety
70
Schools
90
Transport
50
Environment
100
Investment
45

The bottom line

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

The catch: 7 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N8 7QE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for N8 7QE

🛡️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

“High-connectivity investment target”

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How N8 7QE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Mary's CofE Primary School

Good · Inspected Nov 2022 · 4 min walk

KS2: 110.9

★★

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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.6 incidents per 1,000 residents

Higher crime than 72% of London
↑ Rising 490.9%

+17% vs borough

Crime by type

Other43%
Anti-social behaviour19%
Violence & sexual offences18%
Robbery5%
Vehicle crime5%
Theft5%
Burglary3%
Drug offences2%

Stop & search

7.3

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 899m

Crime is +47% above 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£5,412/m²
Price per ft²£503/ft²
Avg floor area52.9 m²

EPC breakdown

B
31%
C
47%
D
8%

Based on 86 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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£132,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2026 · CAGR

+0.4%

Total change

+10%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.6%

per year

Acceleration

+3.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 139 sales

Property Type Mix

Total: 139 sales

Terraced1.4%
Flat/maisonette98.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£250k£250k+0%53
Pre-crash peak2005–2007£196k£250k+27.3%5.3
GFC & correction2008–2012£213k£214k+0.8%6.3
Help-to-Buy recovery2013–2016£276k£465k+68.5%6
Brexit uncertainty2017–2019£370k£406k+9.7%2.3
Pandemic surge2021–2021£393k£393k+0%4
Rate-rise correction2022–2023£400k£454k+13.4%5.5
Current market2024–2026£303k£275k-9.1%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.3% alpha

Flat/maisonette-3.3% α
Local
0.6%
District
3.9%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

HornseyNational Rail
4 min walk
Turnpike Lane Underground StationPiccadilly
10 min walk
Wood Green Underground StationPiccadilly
12 min walk
Harringay Green Lanes Rail StationSuffragette
22 min walk
Crouch Hill Rail StationSuffragette
25 min walk
No bus stops within 400m

63

Walkability score

254

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria42 min ↑
Waterloo49 min ↑
Canary Wharf51 min ↑
City ★41 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

17

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)216
Nearest car park88m
Santander docks (800m)0
Nearest cycle dock3.4 km

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.3 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

11 min walk

3

GPs within 1km

7

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

225

Parks (1km)

31

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

15

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's · 165 m
1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

442m

Post office

Nearby shops

Serhat Food and Wine228 m
Star Hornsey News Agents316 m
Fresh Fields International Supermarket352 m
Tesco Express357 m

Nearby cafes

Islands180 m
Oak and Bean239 m
Rolling Pin290 m
Cloud7324 m

Nearby restaurants

Cornelius Restaurant74 m
La Gioconda172 m
Metros Chicken183 m
Tomo Pizzeria220 m

Nearby pubs

The Great Northern Railway Tavern142 m
Three Compasses315 m
No5 Dining and Lounge406 m
North Eight436 m

Nearby gyms

CrossFit326 m
Fitnastic335 m
YMCA379 m
Trinity Fit419 m

Nearby pharmacies

Sia Pharmacy411 m
Saigrace627 m
Boots697 m
Greenwoods900 m

Nearby health

Hornsey Wood Green GP Surgery331 m
Sky Dental Practice420 m
Smile Spa Dental497 m
Bracewells Dental502 m
Food hygiene (5-star)81% of 134

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

45

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

66.5

Price growth score

B
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,424m
Crossrail 2 route3,055m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,462 nationally

1,360

Est. population

21,638/km²

82%

Employed

69%

Degree educated

£44,200

Median income

3.3%

Claimant rate

Inner cityVery high densityYoung professionals

21

Community stability

Age profile

18%
42%
31%
Under 1818%
18–3442%
35–4931%
50–647%
65+2%

Tenure

16%
54%
13%
Own outright4%
Own (mortgage)16%
Private rent54%
Social rent13%
Shared ownership12%
Rent free0%

Ethnicity

37%
29%
White British37%
White Other29%
Asian7%
Black11%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine9%
No car household62%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent54%
Social rent13%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
1
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
7

Housing pipeline (800m)

Homes approved
443
Under construction
0
Completed (3yr)
81
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)

New River Village (Former Hornsey Water Works), 49-81, New River Village (Former Hornsey Water Works), 49-81, HIGH STREET, HORNSEY, N8 7QB469 homes
completed
Hornsey Depot, Hornsey Depot, High Street, Hornsey, N8 7QB440 homes
completed
35 Hornsey Refuse And Recycling Centre, High Street, N8 7QB440 homes
not_started
The New River Village (Former Hornsey Water Works), 49-81, The New River Village (Former Hornsey Water Works), 49-81, High Street, N8397 homes
completed
Westpoint Apartments (Formerly Goulding Court), Westpoint Apartments (Formerly Goulding Court), TURNPIKE LANE, Clarendon Road, N8 0DB69 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 7QE

Full postcodeN8 7QE
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.589060
Longitude-0.114899
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
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