Stroud Green · Haringey · Hornsey and Friern Barnet constituency · 51.57995, -0.11380

N8 9LN— Stroud Green, Haringey

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

 

Schools 100%Safety 74/100Transport 36/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
67
Safety
74
Schools
100
Transport
36
Environment
75
Investment
36

The bottom line

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

Less suited to Car-free commuters.

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Location

N8 9LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.4% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for N8 9LN

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

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How N8 9LN 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 · 1 min walk

KS2: 105.5

—

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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 19 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

68.5 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 613.3%

-16% vs borough

Crime by type

Other26%
Violence & sexual offences21%
Anti-social behaviour18%
Vehicle crime15%
Drug offences9%
Burglary5%
Theft3%
Robbery3%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.2km

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£7,781/m²
Price per ft²£723/ft²
Avg floor area105.2 m²

EPC breakdown

C
7%
D
14%
E
1%
F
1%
G
1%

Based on 24 properties · Confidence: medium

Street mix

Terraced 80%Flat 20%

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£263,000
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 DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.5%

Total change

+392%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.6%

per year

Acceleration

-20.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 54 sales

Property Type Mix

Total: 54 sales

Terraced79.6%
Flat/maisonette20.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£165k£305k+85.4%2.8
Post-dot-com plateau2001–2004£250k£473k+89.2%1.8
Pre-crash peak2005–2006£278k£429k+54.4%2.5
GFC & correction2008–2012£615k£650k+5.7%1.6
Help-to-Buy recovery2013–2015£631k£1.23m+95.2%1.7
Brexit uncertainty2018–2019£875k£1.25m+42.9%2
Pandemic surge2020–2021£1.30m£570k-56.2%1
Rate-rise correction2022–2023£615k£1.26m+105%1
Current market2024–2025£1.15m£810k-29.6%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Terraced-1.3% α
Local
7.8%
District
9.1%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

HornseyNational Rail
9 min walk
Crouch Hill Rail StationSuffragette
12 min walk
Harringay Green Lanes Rail StationSuffragette
14 min walk
Turnpike Lane Underground StationPiccadilly
17 min walk
Manor House Underground StationPiccadilly
20 min walk
No bus stops within 400m

35

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

2.8 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park512m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
766m

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: 5.4 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

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

THE RISE GROUP PRACTICE

HORNSEY RISE HEALTH CENTRE, HORNSEY RISE, N19 3YU

15 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 · 1.8 km
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

582

Parks (1km)

13

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

13

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: McCafferty's Bar (474 m)

Nearest supermarketHarvest International N8 · 477 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)

628m

Post office

Nearby shops

Yellow Food & Wine429 m
The Corner Buzz440 m
Fresco451 m
E&A Food & Wine494 m

Nearby cafes

Stationers Park Cafe82 m
Weston Park Cafe139 m
Bubbles T435 m
Amber Crumb Cafe438 m

Nearby restaurants

Ivie & Co.427 m
Best 2428 m
Crouch End Best Kebab431 m
Sumak439 m

Nearby pubs

McCafferty's Bar474 m
The Queens574 m
Little Mercies592 m
Small Beer647 m

Nearby gyms

Yoga Junction114 m
Corehealth187 m
Yoga Centre436 m
NLSC North London Strength and Conditioning498 m

Nearby pharmacies

Saigrace443 m
Petter Pharmacy711 m
Boots720 m
Beena Pharmacy779 m

Nearby health

Denchic Dental Spa425 m
Smiles 4u483 m
OpenDoor683 m
Middle Lane Dental692 m
Food hygiene (5-star)77% of 57

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

E

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.1

Price growth score

C
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,408m
Crossrail 2 route2,858m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,433 nationally

1,562

Est. population

10,703/km²

63%

Employed

62%

Degree educated

£46,800

Median income

5.3%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

20%
20%
24%
22%
13%
Under 1820%
18–3420%
35–4924%
50–6422%
65+13%

Tenure

18%
28%
20%
33%
Own outright18%
Own (mortgage)28%
Private rent20%
Social rent33%
Shared ownership2%
Rent free0%

Ethnicity

48%
20%
14%
White British48%
White Other20%
Asian4%
Black14%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household46%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Social rent33%
Private rent20%

vs. London

Income vs London+11.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
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
4
Under construction
0
Completed (3yr)
7
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
101, 101, TOTTENHAM LANE, N812 homes
completed
115, Ferme Park Road, London, N8 9SG7 homes
completed
Abyssinia Court, Abyssinia Court, Weston Park, N8 9PL6 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

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Key facts for N8 9LN

Full postcodeN8 9LN
Postcode districtN8
BoroughLondon Borough of Haringey
WardStroud Green
Latitude51.579951
Longitude-0.113804
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