Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.59082, -0.11770

N8 7SL— Hornsey, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 36/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
71
Safety
75
Schools
90
Transport
36
Environment
100
Investment
36

The bottom line

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

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N8 7SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for N8 7SL

🛡️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 7SL 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 · 5 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 · 27 min walk

8 primaries · 2 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 815m

Crime is 7% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,059/m²
Price per ft²£749/ft²
Avg floor area94.6 m²

EPC breakdown

B
1%
C
15%
D
12%
E
2%

Based on 30 properties · Confidence: high

Street mix

Semi 10%Terraced 70%Flat 20%

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£236,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 50 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2026 · CAGR

+7.8%

Total change

+503%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.8%

per year

Acceleration

-5.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £700k+ · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached5.3%
Terraced73.7%
Flat/maisonette21.1%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£102k£102k+0%1
Pre-crash peak2007–2007£325k£325k+0%2
GFC & correction2009–2012£63k£307k+391.2%1.2
Help-to-Buy recovery2014–2016£450k£150k-66.7%1.3
Brexit uncertainty2017–2017£510k£510k+0%1
Pandemic surge2020–2021£520k£700k+34.6%1
Rate-rise correction2022–2022£668k£668k+0%2
Current market2025–2026£660k£615k-6.8%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+4.9% alpha

Terraced+4.9% α
Local
6.8%
District
1.9%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

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
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

HornseyNational Rail
8 min walk
Wood Green Underground StationPiccadilly
11 min walk
Turnpike Lane Underground StationPiccadilly
13 min walk
Bounds Green Underground StationPiccadilly
23 min walk
Harringay Green Lanes Rail StationSuffragette
25 min walk
No bus stops within 400m

58

Walkability score

150

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★44 min
Waterloo51 min ↑
Canary Wharf58 min ↑
City49 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)186
Nearest car park223m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
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

10 min walk

2

GPs within 1km

4

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

210

Parks (1km)

24

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketSainsbury's · 231 m
4 tennis courts1 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)

447m

Post office

Nearby shops

Star Hornsey News Agents355 m
Serhat Food and Wine359 m
Fresh Fields International Supermarket373 m
Tesco Express395 m

Nearby cafes

Oak and Bean328 m
Rolling Pin342 m
Froth & Mallow353 m
Luka Caffe360 m

Nearby restaurants

La Gioconda327 m
Mitchelle’s Goodies & More331 m
Kabana334 m
Cornelius Restaurant335 m

Nearby pubs

The Great Northern Railway Tavern318 m
The Goodness Brewing Company371 m
Three Compasses376 m
North Eight443 m

Nearby gyms

The Park Club375 m
The Park Club - Pool379 m
Hornsey Bowling Club446 m
CrossFit596 m

Nearby pharmacies

Sia Pharmacy637 m
Boots740 m
Saigrace815 m
Greenwoods842 m

Nearby health

Smile Spa Dental489 m
Bracewells Dental492 m
Hornsey Wood Green GP Surgery555 m
Sky Dental Practice634 m
Food hygiene (5-star)81% of 108

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

36

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

42.3

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,640m
Crossrail 2 route3,296m

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

SuburbanVery high densityMixed

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%

Planning

Conservation areas and development

Conservation area
No
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)
6

Housing pipeline (800m)

Homes approved
443
Under construction
0
Completed (3yr)
2
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
Pembroke Works, Pembroke Works, Campsbourne Road, N8 7PE42 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 7SL

Full postcodeN8 7SL
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.590823
Longitude-0.117699
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