Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58336, -0.11668

N8 9BG— Hornsey, Haringey

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

The family fortress

 

Top 13% LondonSchools 100%Safety 77/100Transport 44/100Yield 3.73%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
77
Schools
90
Transport
44
Environment
76
Investment
45

The bottom line

N8 9BG offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Toggle the things that matter to you — see how N8 9BG scores on each.

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Do you have or plan to have school-age children?
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Location

N8 9BG

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 9BG

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N8 9BG 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 · 4 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 · 18 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 809m

Crime is 18% below London average

Property

Prices, sales volume and market trends

Avg floor area68.4 m²

EPC breakdown

B
1%
C
5%
D
5%
G
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 17%Flat 83%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£171,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+6%

Total change

+330%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.4%

per year

Acceleration

-33.81

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 11 sales

Property Type Mix

Total: 11 sales

Terraced18.2%
Flat/maisonette81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£97k£92k-5.2%1
Post-dot-com plateau2001–2004£120k£151k+26%1.5
Pre-crash peak2005–2006£115k£205k+78.3%1
GFC & correction2010–2010£280k£280k+0%1
Help-to-Buy recovery2015–2015£393k£393k+0%1
Pandemic surge2020–2020£418k£418k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
14.5 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
6 min walk
Turnpike Lane Underground StationPiccadilly
15 min walk
Crouch Hill Rail StationSuffragette
17 min walk
Harringay Green Lanes Rail StationSuffragette
18 min walk
Wood Green Underground StationPiccadilly
21 min walk
No bus stops within 400m

61

Walkability score

162

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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)105
Nearest car park274m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
731m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.8 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 46%
More green space than 76% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.9 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

19 min walk

0

GPs within 1km

8

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.0 km
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

210

Parks (1km)

43

Restaurants (800m)

21

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

13

Gyms (1km)

20

Sports (1km)

5

Convenience

Nearest supermarketHarvest International N8 · 267 m
3 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)

506m

Post office

Nearby shops

The Corner Buzz14 m
E&A Food & Wine106 m
Yellow Food & Wine145 m
Rajco Food And Wine185 m

Nearby cafes

Bubbles T7 m
Amber Crumb Cafe10 m
The Lane Cafe148 m
Brekky & Brunch247 m

Nearby restaurants

Aoki Hornsey41 m
Taya Wood Fired Pizzeria46 m
Pizza GoGo51 m
Zam’s Chicken77 m

Nearby pubs

McCafferty's Bar55 m
No5 Dining and Lounge422 m
The Queens450 m
Three Compasses481 m

Nearby gyms

Yoga Centre168 m
Trinity Fit239 m
NLSC North London Strength and Conditioning261 m
CrossFit North London267 m

Nearby pharmacies

Saigrace19 m
Petter Pharmacy628 m
Amy Pharmacy687 m
Boots721 m

Nearby health

Smiles 4u89 m
Denchic Dental Spa129 m
Middle Lane Dental517 m
Smile Spa Dental521 m
Food hygiene (5-star)80% of 117

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

45

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

40.1

Price growth score

D
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,807m
Crossrail 2 route3,079m

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)
13
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
163, 163, Tottenham Lane, Crouch End, N8 9BT26 homes
completed
122, 122, HILLFIELD AVENUE, N821 homes
completed
104-116, 104-116, TOTTENHAM LANE, N820 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 9BG

Full postcodeN8 9BG
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.583360
Longitude-0.116679
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