Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58256, -0.11945

N8 8BE— Hornsey, Haringey

Location and area intelligence for N8 8BE, Hornsey, Haringey

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
76
Schools
60
Transport
41
Environment
76
Investment
37

The bottom line

N8 8BE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

N8 8BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.4% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for N8 8BE

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

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“The practical family move”

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How N8 8BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rokesly Junior School

Not yet inspected · 1 min walk

KS2: 105.8

—

Secondary

Hornsey School for Girls

Not yet inspected · 4 min walk

P8: +0.37A8: 50.0

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.6 incidents per 1,000 residents

Better than 57% of London
↑ Rising 229.6%

-31% vs borough

Crime by type

Other28%
Vehicle crime18%
Violence & sexual offences17%
Robbery12%
Anti-social behaviour10%
Theft10%
Drug offences2%
Burglary2%

Stop & search

2.5

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 694m

Crime is 13% below 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£8,871/m²
Price per ft²£824/ft²
Avg floor area124 m²

EPC breakdown

B
2%
C
2%

Based on 4 properties · Confidence: low

Street mix

Terraced 100%

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 yield849 kWh/kWp/yr
Rebuild cost estimate£310,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
RoofFlat, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2012–2025 · CAGR

+2.9%

Total change

+45%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.8%

per year

Acceleration

+8.43

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 15 sales

Property Type Mix

Total: 15 sales

Terraced100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£760k£760k+0%5
Help-to-Buy recovery2013–2016£765k£985k+28.8%1
Pandemic surge2020–2021£1.01m£975k-3.9%1
Rate-rise correction2022–2023£958k£1.09m+13.8%1
Current market2024–2025£1.05m£1.10m+4.8%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

HornseyNational Rail
8 min walk
Crouch Hill Rail StationSuffragette
16 min walk
Turnpike Lane Underground StationPiccadilly
18 min walk
Harringay Green Lanes Rail StationSuffragette
20 min walk
Wood Green Underground StationPiccadilly
22 min walk
No bus stops within 400m

68

Walkability score

172

Footpaths (500m)

0

Santander docks (800m)

2.9 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

19

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)105
Nearest car park63m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
529m

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: 10.0 µg/m³
Better than 97% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.7 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.7 km

Energy

Solar: 849 kWh/kWp/yr

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

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 yield849.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE RISE GROUP PRACTICE

HORNSEY RISE HEALTH CENTRE, HORNSEY RISE, N19 3YU

16 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

205

Parks (1km)

65

Restaurants (800m)

31

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

17

Gyms (1km)

31

Sports (1km)

4

Convenience

Nearest supermarketHarvest International N8 · 69 m
9 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

322m

Post office

Nearby shops

Fresco39 m
Yellow Food & Wine77 m
The Corner Buzz219 m
Vinas News247 m

Nearby cafes

Brekky & Brunch52 m
Bubbles T209 m
Amber Crumb Cafe214 m
BEAM254 m

Nearby restaurants

Domino's43 m
Bengal45 m
Sumak51 m
Crouch End Best Kebab72 m

Nearby pubs

The Queens245 m
McCafferty's Bar246 m
Little Mercies284 m
Small Beer358 m

Nearby gyms

Yoga Centre58 m
Crouch End Fitness Centre103 m
PureGym123 m
Virgin Active306 m

Nearby pharmacies

Saigrace225 m
Petter Pharmacy421 m
Amy Pharmacy476 m
Pharmacia Naturale522 m

Nearby health

Denchic Dental Spa91 m
Smiles 4u289 m
Middle Lane Dental305 m
Crouch End Health Centre315 m
Food hygiene (5-star)78% of 166

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

37

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 score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.8

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,743m
Crossrail 2 route3,266m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,105 nationally

1,571

Est. population

10,601/km²

68%

Employed

63%

Degree educated

£46,800

Median income

15.1%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

20%
24%
26%
18%
Under 1821%
18–3424%
35–4926%
50–6418%
65+11%

Tenure

17%
35%
30%
17%
Own outright17%
Own (mortgage)35%
Private rent30%
Social rent17%
Shared ownership1%
Rent free0%

Ethnicity

51%
23%
White British51%
White Other23%
Asian6%
Black10%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine10%
No car household47%
Unemployed7%
No qualifications9%

Housing tenure (Census 2021)

Private rent30%
Social rent17%

vs. London

Income vs London+11.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
1
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
447
Under construction
0
Completed (3yr)
7
Largest scheme
440 homes · Hornsey Depot, Hornsey Depot, High Street, Hornsey, N8 7QB
Pipeline pressure
HIGH

Named schemes (500m)

130-132, 130-132, TOTTENHAM LANE, N875 homes
completed
FORMER ALLOTMENTS (NOW SWALLOW HOUSE), FORMER ALLOTMENTS (NOW SWALLOW HOUSE), MOSELLE CLOSE, MILES ROAD (25), N833 homes
completed
163, 163, Tottenham Lane, Crouch End, N8 9BT26 homes
completed
122, 122, HILLFIELD AVENUE, N821 homes
completed
104-116, 104-116, TOTTENHAM LANE, N820 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 8BE

Full postcodeN8 8BE
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.582560
Longitude-0.119455
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