Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58651, -0.13178

N8 8LB— Hornsey, Haringey

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

The family fortress

 

Schools 100%Safety 77/100Transport 20/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
68
Safety
77
Schools
90
Transport
20
Environment
100
Investment
38

The bottom line

N8 8LB 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: 52 min to victoria — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N8 8LB 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 8LB meets your needs.

Location

N8 8LB

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-18.0% vs London avg

Deep-dive guides for N8 8LB

🛡️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 8LB with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How N8 8LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Muswell Hill Primary School

Good · Inspected Dec 2021 · 10 min walk

KS2: 107.7

—

Secondary

Highgate Wood Secondary School

Not yet inspected · 7 min walk

P8: +0.31A8: 51.5

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.3 incidents per 1,000 residents

Better than 60% of London
↑ Rising 329.4%

-35% vs borough

Crime by type

Other25%
Anti-social behaviour22%
Vehicle crime16%
Violence & sexual offences14%
Burglary10%
Theft8%
Robbery4%
Drug offences1%

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 · 317m

Crime is 18% 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£5,605/m²
Price per ft²£521/ft²
Avg floor area133.8 m²

EPC breakdown

C
6%
D
9%
E
3%

Based on 18 properties · Confidence: medium

Street mix

Semi 9%Terraced 69%Flat 22%

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£334,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,913
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+440%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.8%

per year

Acceleration

-3.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached9.4%
Terraced68.8%
Flat/maisonette21.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£139k£130k-6.3%1.7
Post-dot-com plateau2001–2004£355k£412k+16.1%1.5
Pre-crash peak2005–2007£522k£623k+19.3%1.7
GFC & correction2010–2012£675k£760k+12.6%1
Help-to-Buy recovery2013–2016£810k£1.20m+48.1%1.3
Brexit uncertainty2017–2017£1.25m£1.25m+0%3
Pandemic surge2020–2020£1.36m£1.36m+0%1
Rate-rise correction2022–2023£1.33m£1.02m-23.2%2.5
Current market2025–2025£750k£750k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
8.4%
District
8.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
Highgate Underground StationNorthern line
16.5 min walk
Alexandra Palace→ Kings Cross· 11 tph
12 min

Nearby stations

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

53

Walkability score

128

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge59 min ↑
Victoria ★52 min
Waterloo60 min ↑
Canary Wharf65 min ↑
City55 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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)238
Nearest car park206m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Alexandra Palace Garden Centre· no
514m
🅿️
Fairground154 spaces
528m
🅿️
Grove Car Park84 spaces· donation
723m

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

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 km

Energy

Solar: 849 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 yield849.4 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

10 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

6

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

56

Sports (1km)

2

Convenience

Nearest supermarketThe Co-op · 108 m
43 tennis courts3 swimming pools6 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)

908m

Post office

Nearby shops

Priory News81 m
Cured94 m
Venus Foods and Wine530 m
R R News544 m

Nearby cafes

Time 2 Chill152 m
Priory Park Cafe480 m
Elsie Cafe554 m
Alexandra Palace Garden Centre Cafe558 m

Nearby restaurants

Kiss the Koala85 m
The Fish Palace115 m
Sushi Zone118 m
Le Cozy124 m

Nearby pubs

The Priory100 m
Victoria Stakes188 m
The Good Reader500 m
Maynard Arms653 m

Nearby gyms

=Results136 m
Zero Gravity Pilates142 m
North Middlesex Cricket Club285 m
Crouch End Cricket Club290 m

Nearby pharmacies

Pharmacia Naturale573 m
Amy Pharmacy703 m
Petter Pharmacy892 m
Boots1.0 km

Nearby health

Park Road Dental Practice304 m
Vale Practice700 m
Bracewells Dental724 m
Smile Spa Dental728 m
Food hygiene (5-star)85% of 34

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

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

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

8/100

Velocity score

Future outlook

49.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,325m
Crossrail 2 route4,152m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,429 nationally

1,370

Est. population

8,303/km²

62%

Employed

70%

Degree educated

£48,100

Median income

2.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

56

Community stability

Age profile

22%
22%
23%
19%
Under 1822%
18–3413%
35–4922%
50–6423%
65+19%

Tenure

41%
35%
16%
Own outright41%
Own (mortgage)36%
Private rent17%
Social rent6%
Shared ownership2%

Ethnicity

64%
18%
White British64%
White Other18%
Asian5%
Black3%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional65%
Routine / semi-routine6%
No car household23%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent17%
Social rent6%

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)
1
Largest scheme
56 homes · Former Hornsey Central Hospital, Former Hornsey Central Hospital, Park Road, N8
Pipeline pressure
NONE

Named schemes (500m)

Former Hornsey Central Hospital, Former Hornsey Central Hospital, Park Road, N856 homes
completed
Electricity Sub Station rear of 110 and 112, Electricity Sub Station rear of 110 and 112, Priory Road, Muswell Hill, N85 homes
completed
2 and 3, 2 and 3, Farrer Mews, London, N8 8NE3 homes
completed
Rear of, 3, Rear of, 3, Muswell Hill, N103 homes
completed
220, 220, Park Road, Crouch End, N8 8JX3 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

Live in N8 8LB? 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 8LB.
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

Similar postcodes

Frequently asked questions

📍 Track N8 8LB

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

No spam. Unsubscribe anytime.

Key facts for N8 8LB

Full postcodeN8 8LB
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.586506
Longitude-0.131778
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