Stroud Green · Haringey · Hornsey and Friern Barnet constituency · 51.57853, -0.11340

N8 9LD— Stroud Green, Haringey

Location and area intelligence for N8 9LD, Stroud Green, Haringey

The family fortress

 

Top 13% LondonSchools 100%Safety 82/100Transport 40/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
72
Safety
82
Schools
100
Transport
40
Environment
76
Investment
41

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N8 9LD meets your needs.

Location

N8 9LD

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-71.0% vs London avg

Deep-dive guides for N8 9LD

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N8 9LD with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How N8 9LD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Weston Park Primary School

Outstanding · Inspected Jun 2024 · 3 min walk

KS2: 105.5

—

Secondary

Hornsey School for Girls

Not yet inspected · 5 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

North Islington Nursery School

Not inspected · 17 min walk

9 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

18.7 incidents per 1,000 residents

Better than 87% of London
↑ Rising 146.2%

from a low base — still below London average

-77% vs borough

Crime by type

Vehicle crime34%
Violence & sexual offences31%
Other16%
Anti-social behaviour6%
Burglary6%
Theft3%
Robbery3%
Drug offences0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.3km

Crime is 71% 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£13,412/m²
Price per ft²£1,246/ft²
Avg floor area80.5 m²

EPC breakdown

C
11%
D
23%
E
4%

Based on 38 properties · Confidence: high

Street mix

Semi 2%Terraced 37%Detached 2%Flat 60%

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£201,250
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.4%

Total change

+1016%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.7%

per year

Acceleration

-73.87

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 52 sales

Property Type Mix

Total: 52 sales

Detached1.9%
Semi-detached1.9%
Terraced36.5%
Flat/maisonette59.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£96k£223k+131.8%2.4
Post-dot-com plateau2001–2004£196k£262k+33.2%2.8
Pre-crash peak2005–2007£291k£692k+137.8%2.7
GFC & correction2011–2012£900k£283k-68.6%1.5
Help-to-Buy recovery2013–2016£300k£710k+136.7%2
Brexit uncertainty2018–2019£694k£440k-36.6%2
Pandemic surge2020–2021£678k£1.10m+62.4%1.5
Rate-rise correction2022–2023£548k£995k+81.6%1
Current market2025–2025£1.07m£1.07m+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+10% alpha

Weakest performer

Flat/maisonette

+0.7% alpha

Terraced+10% α
Local
19.3%
District
9.3%
Flat/maisonette+0.7% α
Local
8.6%
District
7.9%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing15
Trend Position10

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
17.7 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

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

32

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★37 min
Waterloo44 min ↑
Canary Wharf52 min ↑
City43 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)

Nearest car park506m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
792m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.2 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 37%
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

THE RISE GROUP PRACTICE

HORNSEY RISE HEALTH CENTRE, HORNSEY RISE, N19 3YU

14 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

842

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

13

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Nicholas Nickleby (510 m)

Nearest supermarketNew Istanbul Supermarket · 514 m
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

690m

Post office

Nearby shops

COM514 m
Londis529 m
Yellow Food & Wine566 m
Fresco576 m

Nearby cafes

Stationers Park Cafe164 m
Weston Park Cafe264 m
But First Coffee509 m
Brekky & Brunch585 m

Nearby restaurants

Ciabo Food518 m
GoodsOffice550 m
Best 2564 m
Ivie & Co.565 m

Nearby pubs

Nicholas Nickleby510 m
McCafferty's Bar631 m
The Queens651 m
Little Mercies659 m

Nearby gyms

Yoga Junction247 m
Corehealth330 m
N4 workout503 m
Yoga Centre569 m

Nearby pharmacies

Saigrace598 m
Boots736 m
Petter Pharmacy759 m
Nuchem Pharmacy945 m

Nearby health

Denchic Dental Spa564 m
Smiles 4u641 m
Treehouse Dental740 m
OpenDoor752 m
Food hygiene (5-star)80% of 45

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

41

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 score20/100
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

47.8

Price growth score

C
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,249m
Crossrail 2 route2,821m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,884 nationally

1,708

Est. population

20,693/km²

72%

Employed

68%

Degree educated

£46,800

Median income

2.3%

Claimant rate

Inner cityVery high densityYoung professionals

46

Community stability

Age profile

20%
22%
26%
21%
Under 1820%
18–3422%
35–4926%
50–6421%
65+11%

Tenure

22%
34%
27%
17%
Own outright22%
Own (mortgage)34%
Private rent27%
Social rent17%
Shared ownership0%

Ethnicity

58%
21%
White British57%
White Other21%
Asian3%
Black7%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine9%
No car household49%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent27%
Social rent17%

vs. London

Income vs London+11.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
4
Under construction
0
Completed (3yr)
9
Largest scheme
75 homes · 130-132, 130-132, TOTTENHAM LANE, N8
Pipeline pressure
LOW

Named schemes (500m)

UPPER STATIONERS SCHOOL SITE, 002, UPPER STATIONERS SCHOOL SITE, 002, MAYFIELD ROAD, N838 homes
completed
LOWER STATIONERS SCHOOL SITE, LOWER STATIONERS SCHOOL SITE, MAYFIELD ROAD, N837 homes
completed
OPEN SPACE, OPEN SPACE, GRANVILLE ROAD EAST, N4 4EL18 homes
completed
LAND AT END OF, LAND AT END OF, RIDGE ROAD, N814 homes
completed
115, Ferme Park Road, London, N8 9SG7 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.3%
Ward turnout
55%
Election year
2026
MP
Catherine West (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Bethany AndersonGreen
Gio IozziGreen
Eddy ThackerGreen

Live in N8 9LD? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N8 9LD.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

Similar postcodes

Frequently asked questions

📍 Track N8 9LD

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N8 9LD

Full postcodeN8 9LD
Postcode districtN8
BoroughLondon Borough of Haringey
WardStroud Green
Latitude51.578533
Longitude-0.113400
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