Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58608, -0.12448

N8 8LL— Hornsey, Haringey

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

 

Schools 100%Safety 74/100Transport 30/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
68
Safety
74
Schools
90
Transport
30
Environment
100
Investment
39

The bottom line

N8 8LL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families 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 8LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for N8 8LL

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

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How N8 8LL 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 · 6 min walk

KS2: 107.2

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 6 min walk

P8: +0.48A8: 45.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.0 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 271.4%

-11% vs borough

Crime by type

Violence & sexual offences25%
Other21%
Anti-social behaviour17%
Theft12%
Vehicle crime11%
Drug offences7%
Robbery5%
Burglary3%

Stop & search

2.8

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 · 195m

Crime is +12% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£7,833/m²
Price per ft²£728/ft²
Avg floor area70.6 m²

EPC breakdown

C
10%
D
10%

Based on 20 properties · Confidence: medium

Street mix

Flat 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£176,500
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)
Roof(another dwelling above)
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

1997–2025 · CAGR

+6.2%

Total change

+440%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.0%

per year

Acceleration

+37.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£99k£78k-21.7%1
Post-dot-com plateau2002–2003£125k£150k+20%1
Pre-crash peak2007–2007£320k£320k+0%2
GFC & correction2011–2012£345k£386k+11.8%1
Help-to-Buy recovery2013–2016£384k£575k+49.9%1.5
Brexit uncertainty2017–2018£605k£265k-56.2%1
Rate-rise correction2023–2023£615k£615k+0%1
Current market2024–2025£469k£535k+14%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
2.3%
District
3.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
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
Wood Green Underground StationPiccadilly line
19.3 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
11 min walk
Turnpike Lane Underground StationPiccadilly
20 min walk
Wood Green Underground StationPiccadilly
20 min walk
Crouch Hill Rail StationSuffragette
22 min walk
Highgate Underground StationNorthern
22 min walk
No bus stops within 400m

52

Walkability score

155

Footpaths (500m)

0

Santander docks (800m)

3.0 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)259
Nearest car park314m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Fairground154 spaces
668m
🅿️
Crouch Hall Road Car Park· yes
769m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.1 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: 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 RISE GROUP PRACTICE

HORNSEY RISE HEALTH CENTRE, HORNSEY RISE, N19 3YU

20 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

168

Parks (1km)

50

Restaurants (800m)

21

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

10

Gyms (1km)

26

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Tav (282 m)

Nearest supermarketHarvest International N8 · 556 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)

300m

Post office

Nearby shops

Erdem Supermarket130 m
Your Local Store216 m
Little Shop228 m
Intrepid Bakers355 m

Nearby cafes

Priory Park Cafe56 m
Elsie Cafe123 m
El's Olive Cafe265 m
Green Garden Cafe349 m

Nearby restaurants

The Priory Fish Bar114 m
Through the woods201 m
Curtis Caribbean207 m
Dhool210 m

Nearby pubs

The Tav282 m
North Eight307 m
The Good Reader419 m
Three Compasses431 m

Nearby gyms

LTA Priory Park Tennis89 m
Hornsey Bowling Club271 m
Rise Crouch End469 m
Crouch End Fitness Centre501 m

Nearby pharmacies

Pharmacia Naturale453 m
Amy Pharmacy541 m
Saigrace615 m
Petter Pharmacy667 m

Nearby health

Bracewells Dental240 m
Smile Spa Dental245 m
Park Road Dental Practice445 m
Angle House Orthodontics463 m
Food hygiene (5-star)80% of 122

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

39

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 score26/100
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

50.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,182m
Crossrail 2 route3,644m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,505 nationally

1,425

Est. population

12,922/km²

57%

Employed

54%

Degree educated

£44,200

Median income

7.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

20%
20%
21%
22%
17%
Under 1820%
18–3420%
35–4921%
50–6422%
65+17%

Tenure

16%
20%
21%
42%
Own outright16%
Own (mortgage)20%
Private rent21%
Social rent42%
Shared ownership1%
Rent free1%

Ethnicity

42%
18%
17%
White British42%
White Other18%
Asian8%
Black17%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine18%
No car household48%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Social rent42%
Private rent21%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
1
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)

77-79, 77-79, MIDDLE LANE, N824 homes
completed
FORMER SCHOOL KITCHENS SITE, R/O 44-50, FORMER SCHOOL KITCHENS SITE, R/O 44-50, HERMISTON AVENUE, N819 homes
completed
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
LIGHTFOOT ROAD, MIDDLE LANE (116-124), N810 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 8LL

Full postcodeN8 8LL
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.586075
Longitude-0.124477
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
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