Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58285, -0.12337

N8 8PD— Hornsey, Haringey

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

The practical family move

 

Schools 100%Safety 76/100Transport 34/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
68
Safety
76
Schools
90
Transport
34
Environment
75
Investment
43

The bottom line

N8 8PD 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 8PD

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 8PD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

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How N8 8PD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rokesly Junior School

Not yet inspected · 3 min walk

KS2: 105.8

★★

Secondary

Greig City Academy

Good · Inspected Nov 2019 · 8 min walk

P8: +0.48A8: 45.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 15 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 487m

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£5,679/m²
Price per ft²£528/ft²
Avg floor area83.4 m²

EPC breakdown

C
5%
D
9%
E
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 15%Terraced 15%Flat 67%Other 3%

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£208,500
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+3.9%

Total change

+207%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.4%

per year

Acceleration

-22.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached15.6%
Terraced15.6%
Flat/maisonette68.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£150k£181k+20.7%2
Post-dot-com plateau2001–2004£182k£224k+23.4%1.3
Pre-crash peak2005–2006£216k£322k+49.3%3
GFC & correction2010–2012£550k£410k-25.5%2
Help-to-Buy recovery2013–2016£630k£911k+44.6%2
Brexit uncertainty2017–2019£375k£475k+26.7%1
Pandemic surge2021–2021£525k£525k+0%3
Current market2025–2025£460k£460k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
6%
District
6.5%

CAGR over 21yr 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 Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Wood Green Underground StationPiccadilly line
22.4 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
11 min walk
Crouch Hill Rail StationSuffragette
17 min walk
Turnpike Lane Underground StationPiccadilly
20 min walk
Highgate Underground StationNorthern
21 min walk
Harringay Green Lanes Rail StationSuffragette
23 min walk
No bus stops within 400m

63

Walkability score

207

Footpaths (500m)

0

Santander docks (800m)

2.8 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

18

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)105
Nearest car park102m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
422m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 10.0 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: 5.8 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.5 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

10

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

154

Parks (1km)

59

Restaurants (800m)

29

Cafes (800m)

6

Pubs (400m)

6

Pharmacies (800m)

11

Gyms (1km)

26

Sports (1km)

10

Convenience

Nearest supermarketWaitrose · 374 m
10 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

257m

Post office

Nearby shops

Vinas News215 m
Park Local Supermarket238 m
Bottle Apostle251 m
Crouch End Greens255 m

Nearby cafes

Sourdough Sophia177 m
The Haberdashery183 m
BEAM218 m
Punk Cake233 m

Nearby restaurants

Paccata193 m
The Belash India193 m
Meghna Tandoori194 m
Bistro Aix194 m

Nearby pubs

The Queens230 m
Pink Zebra238 m
Maynard Arms239 m
Little Mercies252 m

Nearby gyms

Crouch End Fitness Centre191 m
PureGym226 m
Virgin Active246 m
Rise Crouch End251 m

Nearby pharmacies

Amy Pharmacy251 m
Pharmacia Naturale257 m
Petter Pharmacy311 m
Boots457 m

Nearby health

Crouch End Health Centre118 m
Angle House Orthodontics118 m
Middle Lane Dental153 m
OpenDoor207 m
Food hygiene (5-star)80% of 154

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

43

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 score32/100
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

55.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,816m
Crossrail 2 route3,539m

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)
11
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
5
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
3
Under construction
0
Completed (3yr)
0
Largest scheme
146 homes · HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ
Pipeline pressure
LOW

Named schemes (500m)

HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ146 homes
completed
HIGHGATE WOOD LOWER SCHOOL, HIGHGATE WOOD LOWER SCHOOL, PARK ROAD, N850 homes
completed
163, 163, Tottenham Lane, Crouch End, N8 9BT26 homes
completed
77-79, 77-79, MIDDLE LANE, N824 homes
completed
50-66, 50-66, PARK ROAD, N824 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 8PD

Full postcodeN8 8PD
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.582847
Longitude-0.123369
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