Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58479, -0.11528

N8 9BD— Hornsey, Haringey

Location and area intelligence for N8 9BD, Hornsey, Haringey

The family fortress

 

Top 10% LondonSchools 100%Safety 77/100Transport 46/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
73
Safety
77
Schools
90
Transport
46
Environment
77
Investment
36

The bottom line

N8 9BD offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

N8 9BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+11.4% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for N8 9BD

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

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“The family fortress”

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How N8 9BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Mary's CofE Primary School

Good · Inspected Nov 2022 · 2 min walk

KS2: 110.9

—

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 · 20 min walk

7 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 363.6%

-35% vs borough

Crime by type

Violence & sexual offences37%
Other24%
Anti-social behaviour22%
Drug offences8%
Theft4%
Vehicle crime4%
Burglary2%
Robbery0%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 849m

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£6,144/m²
Price per ft²£571/ft²
Avg floor area46.9 m²

EPC breakdown

C
17%
D
21%
E
8%
F
1%

Based on 47 properties · Confidence: high

Street mix

Terraced 15%Flat 70%Other 15%

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£117,250
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 CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5%

Total change

+314%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.2%

per year

Acceleration

+40.84

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £100k–£125k · 36 sales

Property Type Mix

Total: 36 sales

Terraced13.9%
Flat/maisonette86.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£70k£142k+103.5%2.5
Post-dot-com plateau2001–2003£55k£145k+163.6%1.3
Pre-crash peak2005–2007£183k£210k+14.8%2.5
GFC & correction2008–2012£222k£239k+7.4%1.2
Help-to-Buy recovery2014–2016£330k£338k+2.3%2
Brexit uncertainty2017–2019£425k£685k+61.2%1
Pandemic surge2021–2021£490k£490k+0%1
Rate-rise correction2022–2023£418k£273k-34.6%2
Current market2025–2025£290k£290k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
7.9%
District
7.1%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Turnpike Lane Underground StationPiccadilly line
12.5 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
4 min walk
Turnpike Lane Underground StationPiccadilly
13 min walk
Harringay Green Lanes Rail StationSuffragette
18 min walk
Wood Green Underground StationPiccadilly
18 min walk
Crouch Hill Rail StationSuffragette
19 min walk
No bus stops within 400m

55

Walkability score

185

Footpaths (500m)

0

Santander docks (800m)

3.1 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)105
Nearest car park176m
Santander docks (800m)0
Nearest cycle dock3.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 97% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.1 km

Energy

Solar: 850 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 yield849.5 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

17 min walk

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

230

Parks (1km)

39

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

13

Gyms (1km)

21

Sports (1km)

4

Convenience

Nearest supermarketSainsbury's · 463 m
3 tennis courts1 swimming pools4 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)

455m

Post office

Nearby shops

Rajco Food And Wine4 m
E&A Food & Wine80 m
The Corner Buzz174 m
Yellow Food & Wine325 m

Nearby cafes

The Lane Cafe38 m
Amber Crumb Cafe179 m
Bubbles T185 m
Cloud7282 m

Nearby restaurants

Hornsey Fish House18 m
Barbers Bazaar23 m
Zam’s Chicken114 m
Pizza GoGo135 m

Nearby pubs

McCafferty's Bar137 m
No5 Dining and Lounge250 m
The Great Northern Railway Tavern376 m
Three Compasses383 m

Nearby gyms

Trinity Fit57 m
NLSC North London Strength and Conditioning142 m
Synergy Studio146 m
CrossFit North London149 m

Nearby pharmacies

Saigrace168 m
Sia Pharmacy643 m
Petter Pharmacy802 m
Boots903 m

Nearby health

Smiles 4u97 m
Denchic Dental Spa310 m
Smile Spa Dental488 m
Bracewells Dental491 m
Food hygiene (5-star)79% of 107

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

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 score24/100
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

61.1

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,954m
Crossrail 2 route2,995m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,684 nationally

1,913

Est. population

17,905/km²

69%

Employed

60%

Degree educated

£46,800

Median income

5.1%

Claimant rate

Inner cityVery high densityYoung professionals

40

Community stability

Age profile

20%
25%
25%
21%
Under 1820%
18–3425%
35–4925%
50–6421%
65+9%

Tenure

13%
25%
27%
34%
Own outright13%
Own (mortgage)25%
Private rent27%
Social rent34%
Shared ownership1%
Rent free0%

Ethnicity

45%
19%
14%
White British45%
White Other19%
Asian6%
Black14%
Mixed11%
Other5%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine15%
No car household52%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Social rent34%
Private rent27%

vs. London

Income vs London+11.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
6
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
443
Under construction
0
Completed (3yr)
8
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)

35 Hornsey Refuse And Recycling Centre, High Street, N8 7QB440 homes
not_started
Hornsey Depot, Hornsey Depot, High Street, Hornsey, N8 7QB440 homes
completed
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
122, 122, HILLFIELD AVENUE, N821 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 9BD

Full postcodeN8 9BD
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.584786
Longitude-0.115278
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