Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58787, -0.12741

N8 7RU— Hornsey, Haringey

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

The family fortress

 

Top 10% LondonSchools 100%Safety 78/100Transport 25/100Yield 3.73%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
73
Safety
78
Schools
60
Transport
25
Environment
100
Investment
47

The bottom line

N8 7RU 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 7RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+14.5% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for N8 7RU

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

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Postcode Personality

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“The family fortress”

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How N8 7RU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Campsbourne Junior School

Not yet inspected · 6 min walk

KS2: 107.2

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 10 min walk

P8: +0.31A8: 51.5

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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.5 incidents per 1,000 residents

Better than 66% of London
↑ Rising 242.1%

from a low base — still below London average

-44% vs borough

Crime by type

Anti-social behaviour32%
Vehicle crime20%
Violence & sexual offences17%
Burglary12%
Other9%
Theft5%
Drug offences3%
Robbery2%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 151m

Crime is 30% below London average

Property

Prices, sales volume and market trends

Avg floor area144.2 m²

EPC breakdown

D
6%
E
4%

Based on 10 properties · Confidence: medium

Street mix

Terraced 50%Flat 50%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£360,500
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)
GlazingSome double glazing
Council tax band Band EAnnual charge £2,465
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+4.7%

Total change

+280%

Market Activity

Price Velocity & Acceleration

Current Velocity

-65.4%

per year

Acceleration

-376.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£195k£195k+0.2%1.7
Post-dot-com plateau2002–2004£230k£499k+117%1
Pre-crash peak2005–2007£249k£848k+240.4%1.7
GFC & correction2009–2010£386k£320k-17.1%1
Help-to-Buy recovery2015–2015£1.07m£1.07m+0%2
Pandemic surge2020–2021£1.09m£520k-52.2%1.5
Rate-rise correction2022–2022£2.14m£2.14m+0%1
Current market2024–2024£740k£740k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

80out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing41
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
Alexandra Palace→ Kings Cross· 11 tph
12 min

Nearby stations

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

42

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

3.1 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)343
Nearest car park395m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Fairground154 spaces
395m
🅿️
Alexandra Palace Garden Centre· no
556m
🅿️
Grove Car Park84 spaces· donation
748m

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 — 3.5 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 · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

171

Parks (1km)

14

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

37

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Priory (366 m)

Nearest supermarketThe Co-op · 374 m
23 tennis courts2 swimming pools6 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)

480m

Post office

Nearby shops

Erdem Supermarket270 m
Priory News343 m
Cured359 m
Your Local Store413 m

Nearby cafes

Elsie Cafe261 m
Priory Park Cafe296 m
Time 2 Chill434 m
El's Olive Cafe450 m

Nearby restaurants

The Priory Fish Bar246 m
Kiss the Koala348 m
Le Cozy391 m
Il Porcino398 m

Nearby pubs

The Priory366 m
The Tav464 m
Victoria Stakes469 m
North Eight487 m

Nearby gyms

LTA Priory Park Tennis200 m
Hornsey Bowling Club338 m
=Results403 m
Zero Gravity Pilates411 m

Nearby pharmacies

Pharmacia Naturale618 m
Amy Pharmacy736 m
Petter Pharmacy896 m
Boots1.0 km

Nearby health

Bracewells Dental428 m
Smile Spa Dental432 m
Park Road Dental Practice465 m
Angle House Orthodontics698 m
Food hygiene (5-star)81% of 53

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

47

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

41.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,414m
Crossrail 2 route3,874m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,306 nationally

1,429

Est. population

12,402/km²

60%

Employed

69%

Degree educated

£48,100

Median income

1.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

55

Community stability

Age profile

22%
13%
20%
23%
23%
Under 1822%
18–3413%
35–4920%
50–6423%
65+23%

Tenure

40%
34%
16%
Own outright40%
Own (mortgage)34%
Private rent16%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

64%
15%
White British64%
White Other15%
Asian6%
Black5%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine8%
No car household28%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent16%
Social rent10%

vs. London

Income vs London+14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
7
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)
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
43, 43, Priory Avenue, N83 homes
completed
12A, 12A, Priory Road, N8 7RD2 homes
completed
14, 14, Clovelly Road, N8 7RH2 homes
completed
19, 19, Warner Road, N8 7HB2 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 7RU

Full postcodeN8 7RU
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.587866
Longitude-0.127406
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