Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58398, -0.11602

N8 9BE— Hornsey, Haringey

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

The family fortress

 

Top 13% LondonSchools 100%Safety 77/100Transport 45/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
77
Schools
90
Transport
45
Environment
77
Investment
36

The bottom line

N8 9BE 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.

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Location

N8 9BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N8 9BE

🛡️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 9BE 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 · 3 min walk

KS2: 110.9

—

Secondary

Hornsey School for Girls

Not yet inspected · 3 min walk

P8: +0.37A8: 50.0

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 · 19 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

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 · 825m

Crime is 18% below London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£11,649/m²
Price per ft²£1,082/ft²
Avg floor area51 m²

EPC breakdown

B
3%
C
27%
D
29%
E
8%
F
3%
G
2%

Based on 72 properties · Confidence: high

Street mix

Terraced 16%Flat 70%Other 14%

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£127,500
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 CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+4.1%

Total change

+210%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.3%

per year

Acceleration

-89.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 48 sales

Property Type Mix

Total: 48 sales

Terraced18.8%
Flat/maisonette81.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£100k£158k+58%1
Post-dot-com plateau2001–2004£78k£125k+60.3%5.5
Pre-crash peak2005–2007£320k£340k+6.2%2
GFC & correction2008–2009£215k£175k-18.6%1
Help-to-Buy recovery2013–2016£247k£269k+8.9%1.5
Brexit uncertainty2018–2019£438k£470k+7.4%2
Pandemic surge2021–2021£400k£400k+0%2
Rate-rise correction2022–2023£333k£503k+51.1%1.5
Current market2024–2024£310k£310k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+54.4% alpha

Weakest performer

Flat/maisonette

+3.6% alpha

Terraced+54.4% α
Local
56.1%
District
1.7%
Flat/maisonette+3.6% α
Local
8.8%
District
5.2%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
13.6 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

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

58

Walkability score

180

Footpaths (500m)

0

Santander docks (800m)

3.0 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

15

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)105
Nearest car park251m
Santander docks (800m)0
Nearest cycle dock3.0 km

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
NoiseHIGH
road
Noisier 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 AONB22% green spaceTree canopy: 61%
More green space than 77% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.0 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

18 min walk

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

221

Parks (1km)

41

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

13

Gyms (1km)

19

Sports (1km)

5

Convenience

Nearest supermarketHarvest International N8 · 346 m
2 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

478m

Post office

Nearby shops

E&A Food & Wine24 m
The Corner Buzz71 m
Rajco Food And Wine103 m
Yellow Food & Wine224 m

Nearby cafes

The Lane Cafe66 m
Amber Crumb Cafe76 m
Bubbles T82 m
Brekky & Brunch325 m

Nearby restaurants

Zam’s Chicken24 m
Pizza GoGo32 m
Taya Wood Fired Pizzeria37 m
Aoki Hornsey42 m

Nearby pubs

McCafferty's Bar41 m
No5 Dining and Lounge343 m
Three Compasses433 m
The Great Northern Railway Tavern459 m

Nearby gyms

Trinity Fit157 m
NLSC North London Strength and Conditioning194 m
CrossFit North London200 m
Synergy Studio200 m

Nearby pharmacies

Saigrace65 m
Petter Pharmacy706 m
Sia Pharmacy744 m
Amy Pharmacy755 m

Nearby health

Smiles 4u9 m
Denchic Dental Spa209 m
Smile Spa Dental501 m
Bracewells Dental504 m
Food hygiene (5-star)80% of 108

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 score25/100
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

56.9

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,870m
Crossrail 2 route3,038m

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)
11
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
5
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
447
Under construction
0
Completed (3yr)
7
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)

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
104-116, 104-116, TOTTENHAM LANE, N820 homes
completed
SITE ADJACENT TO, 120, SITE ADJACENT TO, 120, TOTTENHAM LANE, N819 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 9BE

Full postcodeN8 9BE
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.583979
Longitude-0.116018
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