Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58862, -0.12623

N8 7RH— Hornsey, Haringey

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

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 27/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
70
Safety
74
Schools
90
Transport
27
Environment
100
Investment
38

The bottom line

N8 7RH offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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 7RH

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

Deep-dive guides for N8 7RH

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

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How N8 7RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Campsbourne Junior School

Not yet inspected · 4 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 23 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 · 244m

Crime is +7% above 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£11,378/m²
Price per ft²£1,057/ft²
Avg floor area123.9 m²

EPC breakdown

B
1%
D
11%
E
9%

Based on 21 properties · Confidence: medium

Street mix

Semi 9%Terraced 75%Flat 16%

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£309,750
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)
GlazingSome double glazing
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.2%

Total change

+963%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.7%

per year

Acceleration

-39.83

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached9.4%
Terraced75%
Flat/maisonette15.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£130k£233k+79.2%1.8
Post-dot-com plateau2001–2004£417k£460k+10.3%1.3
Pre-crash peak2005–2007£475k£320k-32.7%1
GFC & correction2009–2011£650k£740k+13.8%1
Help-to-Buy recovery2013–2015£720k£928k+28.9%2
Brexit uncertainty2017–2017£1.19m£1.19m+0%1
Pandemic surge2020–2021£1.02m£1.29m+26.2%1.5
Rate-rise correction2022–2023£1.15m£912k-20.7%1.5
Current market2024–2025£1.32m£1.38m+4.7%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
8.3%
District
7.8%

CAGR over 29yr 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 Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Alexandra Palace→ Kings Cross· 11 tph
12 min

Nearby stations

Alexandra PalaceNational Rail
14 min walk
Wood Green Underground StationPiccadilly
19 min walk
Turnpike Lane Underground StationPiccadilly
20 min walk
Highgate Underground StationNorthern
23 min walk
Crouch Hill Rail StationSuffragette
25 min walk
No bus stops within 400m

37

Walkability score

55

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

23

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)343
Nearest car park369m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Fairground154 spaces
369m
🅿️
Alexandra Palace Garden Centre· no
580m
🅿️
East Car Park· donation
738m
🅿️
Grove Car Park84 spaces· donation
753m
🅿️
Dive Car Park· donation
785m

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: 6.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.6 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 MUSWELL HILL PRACTICE

54 MUSWELL HILL, N10 3ST

13 min walk

88%

Recommend GP

88%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

164

Parks (1km)

15

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

23

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Tav (410 m)

Nearest supermarketThe Co-op · 474 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)

423m

Post office

Nearby shops

Erdem Supermarket242 m
Your Local Store370 m
Little Shop372 m
Priory News446 m

Nearby cafes

Elsie Cafe236 m
Priory Park Cafe339 m
El's Olive Cafe398 m
Green Garden Cafe462 m

Nearby restaurants

The Priory Fish Bar228 m
Dhool372 m
Curtis Caribbean373 m
Through the woods378 m

Nearby pubs

The Tav410 m
North Eight429 m
The Priory466 m
Three Compasses538 m

Nearby gyms

LTA Priory Park Tennis245 m
Hornsey Bowling Club260 m
=Results500 m
Zero Gravity Pilates507 m

Nearby pharmacies

Pharmacia Naturale703 m
Amy Pharmacy814 m
Saigrace876 m
Petter Pharmacy961 m

Nearby health

Bracewells Dental380 m
Smile Spa Dental384 m
Park Road Dental Practice575 m
Angle House Orthodontics759 m
Food hygiene (5-star)77% of 48

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

38

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

4/100

Velocity score

Future outlook

47.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,482m
Crossrail 2 route3,810m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
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)
0
Largest scheme
56 homes · Former Hornsey Central Hospital, Former Hornsey Central Hospital, Park Road, N8
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 7RH

Full postcodeN8 7RH
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.588621
Longitude-0.126235
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