Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58936, -0.11561

N8 7QF— Hornsey, Haringey

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

The family fortress

 

Top 10% LondonSchools 100%Safety 75/100Transport 50/100Yield 6.19%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
73
Safety
75
Schools
90
Transport
50
Environment
100
Investment
62

The bottom line

N8 7QF offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £310,000 median — strong value for Families who can accept its trade-offs.

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how N8 7QF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N8 7QF meets your needs.

Location

N8 7QF

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 avg price-40.4% vs London avg
vs London income+5.2% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for N8 7QF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N8 7QF with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe💰 Value Find

“The family fortress”

Share:WhatsAppShare on X

How N8 7QF 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 · 5 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 26 min walk

9 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.6 incidents per 1,000 residents

Better than 54% of London
↑ Rising 418.8%

-26% vs borough

Crime by type

Anti-social behaviour31%
Other25%
Violence & sexual offences25%
Theft7%
Burglary7%
Vehicle crime2%
Robbery1%
Drug offences0%

Stop & search

2.9

per 1,000 residents

→ Stable

trend

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 · 864m

Crime is 7% below London average

Property

2 Jul

Prices, sales volume and market trends

£310,000

Median sale price

Bottom 25% — 40% below London median

£310,000 is 40% below the London median (£520,000)

-1.1%

This year

Flat

Dominant type

Price history

5-year change
-8.1%
Sales (24 months)13
New build0.0%
Avg flat£310,000
Price per m²£6,652/m²
Price per ft²£618/ft²
Avg floor area46.6 m²

EPC breakdown

B
31%
C
61%
D
1%

Based on 93 properties · Confidence: high

Street mix

Flat 99%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

Stamp duty

Standard buyer£3,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,300

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

7.0×

Price-to-income

£1,551/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£116,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2026 · CAGR

+1.3%

Total change

+34%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.9%

per year

Acceleration

+11.10

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 178 sales

Property Type Mix

Total: 178 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£242k£242k+0%43
Pre-crash peak2005–2007£250k£214k-14.5%12.7
GFC & correction2008–2012£246k£234k-5%3.4
Help-to-Buy recovery2013–2016£235k£355k+51.1%11.2
Brexit uncertainty2017–2019£393k£338k-14%4.3
Pandemic surge2021–2021£338k£338k+0%6
Rate-rise correction2022–2023£288k£250k-13%1.5
Current market2024–2026£324k£325k+0.3%4.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.3% alpha

Flat/maisonette-2.3% α
Local
1.3%
District
3.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
11.7 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
5 min walk
Turnpike Lane Underground StationPiccadilly
11 min walk
Wood Green Underground StationPiccadilly
12 min walk
Harringay Green Lanes Rail StationSuffragette
23 min walk
Crouch Hill Rail StationSuffragette
25 min walk
No bus stops within 400m

62

Walkability score

220

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

18

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)186
Nearest car park115m
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 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: 6.4 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

4

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

221

Parks (1km)

31

Restaurants (800m)

13

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

15

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's · 131 m
1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

417m

Post office

Nearby shops

Serhat Food and Wine224 m
Star Hornsey News Agents293 m
Fresh Fields International Supermarket327 m
Tesco Express336 m

Nearby cafes

Islands194 m
Oak and Bean223 m
Rolling Pin269 m
Luka Caffe302 m

Nearby restaurants

Cornelius Restaurant120 m
La Gioconda171 m
Metros Chicken196 m
Tomo Pizzeria219 m

Nearby pubs

The Great Northern Railway Tavern146 m
Three Compasses297 m
North Eight411 m
The Tav436 m

Nearby gyms

CrossFit380 m
Fitnastic389 m
The Park Club408 m
The Park Club - Pool414 m

Nearby pharmacies

Sia Pharmacy462 m
Saigrace653 m
Boots708 m
Greenwoods892 m

Nearby health

Hornsey Wood Green GP Surgery380 m
Sky Dental Practice468 m
Smile Spa Dental471 m
Bracewells Dental476 m
Food hygiene (5-star)80% of 132

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

62

Investment score

Good

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
6.2% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

54.2

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,462m
Crossrail 2 route3,111m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,952 nationally

1,369

Est. population

30,000/km²

72%

Employed

59%

Degree educated

£44,200

Median income

4.7%

Claimant rate

Inner cityVery high densityYoung professionals

32

Community stability

Age profile

19%
34%
30%
Under 1819%
18–3434%
35–4930%
50–6412%
65+6%

Tenure

22%
38%
27%
Own outright7%
Own (mortgage)22%
Private rent38%
Social rent27%
Shared ownership7%
Rent free0%

Ethnicity

33%
28%
16%
White British33%
White Other28%
Asian8%
Black16%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine15%
No car household63%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent38%
Social rent27%

vs. London

Income vs London+5.2%
Price vs London-40.4%

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)
5

Housing pipeline (800m)

Homes approved
443
Under construction
0
Completed (3yr)
78
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£310,000)

£3,000

Standard buyer

£0

First-time buyer

Save £3,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in N8 7QF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N8 7QF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

What else could £310k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track N8 7QF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N8 7QF

Full postcodeN8 7QF
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.589359
Longitude-0.115608
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