Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58251, -0.11832

N8 9BJ— Hornsey, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 42/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
76
Schools
60
Transport
42
Environment
76
Investment
36

The bottom line

N8 9BJ 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.

Less suited to Car-free commuters.

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Location

N8 9BJ

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 9BJ

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

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

“The family fortress”

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How N8 9BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rokesly Junior School

Not yet inspected · 2 min walk

KS2: 105.8

—

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 · 16 min walk

9 primaries · 2 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

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 760m

Crime is 13% below London average

Property

1 May

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£7,465/m²
Price per ft²£694/ft²
Avg floor area63.9 m²

EPC breakdown

C
8%
D
13%
E
2%

Based on 23 properties · Confidence: medium

Street mix

Terraced 33%Flat 43%Other 24%

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£159,750
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

1996–2024 · CAGR

+6.2%

Total change

+438%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.9%

per year

Acceleration

-41.55

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 16 sales

Property Type Mix

Total: 16 sales

Terraced43.8%
Flat/maisonette56.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£80k£65k-18.8%1.2
Post-dot-com plateau2002–2004£246k£163k-33.7%1.3
Pre-crash peak2005–2006£370k£443k+19.7%1
GFC & correction2010–2010£495k£495k+0%1
Help-to-Buy recovery2013–2013£280k£280k+0%1
Rate-rise correction2022–2022£410k£410k+0%1
Current market2024–2024£430k£430k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Wood Green Underground StationPiccadilly line
21.1 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
8 min walk
Crouch Hill Rail StationSuffragette
16 min walk
Turnpike Lane Underground StationPiccadilly
17 min walk
Harringay Green Lanes Rail StationSuffragette
19 min walk
Wood Green Underground StationPiccadilly
22 min walk
No bus stops within 400m

67

Walkability score

166

Footpaths (500m)

0

Santander docks (800m)

2.9 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)

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Parking & EV

Car parks, spaces and charging points

18

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)105
Nearest car park134m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
583m

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: 5.7 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.8 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

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

9

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

206

Parks (1km)

59

Restaurants (800m)

31

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

17

Gyms (1km)

31

Sports (1km)

4

Convenience

Nearest supermarketHarvest International N8 · 121 m
9 tennis courts5 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)

379m

Post office

Nearby shops

Yellow Food & Wine8 m
Fresco65 m
The Corner Buzz158 m
E&A Food & Wine250 m

Nearby cafes

Brekky & Brunch100 m
Bubbles T147 m
Amber Crumb Cafe153 m
The Lane Cafe292 m

Nearby restaurants

Crouch End Best Kebab8 m
Best 210 m
Ivie & Co.15 m
Sumak33 m

Nearby pubs

McCafferty's Bar192 m
The Queens302 m
Little Mercies339 m
Small Beer414 m

Nearby gyms

Yoga Centre22 m
Crouch End Fitness Centre177 m
PureGym182 m
Yoga Junction313 m

Nearby pharmacies

Saigrace164 m
Petter Pharmacy480 m
Amy Pharmacy551 m
Boots574 m

Nearby health

Denchic Dental Spa20 m
Smiles 4u234 m
Middle Lane Dental376 m
Crouch End Health Centre390 m
Food hygiene (5-star)79% of 152

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

4/100

Velocity score

Future outlook

57.6

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,727m
Crossrail 2 route3,187m

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)
19
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
7
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
440 homes · 35 Hornsey Refuse And Recycling Centre, High Street, 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 9BJ

Full postcodeN8 9BJ
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.582506
Longitude-0.118317
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