Hornsey · Haringey · Hornsey and Friern Barnet constituency · 51.58409, -0.11421

N8 9NA— Hornsey, Haringey

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 46/100Low yield 3.28%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
77
Schools
90
Transport
46
Environment
75
Investment
36

The bottom line

N8 9NA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £585,000 median — a strong choice for Families.

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Location

N8 9NA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+12.5% vs London avg
vs London income+11.4% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for N8 9NA

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

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How N8 9NA 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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 20 min walk

9 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 940m

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£585,000

Median sale price

Above London median by 13%

£585,000 is 13% above the London median (£520,000)

+118.8%

This year

Flat

Dominant type

Price history

5-year change
-34.8%
Sales (24 months)5
New build0.0%
Avg terraced£1,280,000
Avg flat£585,000
Price per m²£6,625/m²
Price per ft²£615/ft²
Avg floor area93.3 m²

EPC breakdown

C
12%
D
25%
E
8%
F
1%

Based on 46 properties · Confidence: high

Street mix

Semi 1%Terraced 39%Flat 59%

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

Stamp duty

Standard buyer£16,750
First-time buyerFTB
£8,000
Additional propertyBTL/2nd
£34,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.5×

Price-to-income

£2,926/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£233,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+647%

Market Activity

Price Velocity & Acceleration

Current Velocity

+85.1%

per year

Acceleration

+85.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 71 sales

Property Type Mix

Total: 71 sales

Semi-detached1.4%
Terraced39.4%
Flat/maisonette59.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£141k£298k+111%2.7
Post-dot-com plateau2001–2004£170k£224k+31.8%2.8
Pre-crash peak2005–2007£245k£453k+84.7%2
GFC & correction2008–2012£655k£773k+18%1.5
Help-to-Buy recovery2013–2016£409k£529k+29.2%3.5
Brexit uncertainty2017–2019£1.19m£469k-60.6%1.5
Pandemic surge2020–2021£1.21m£898k-25.5%2.5
Rate-rise correction2023–2023£575k£575k+0%3
Current market2024–2025£570k£1.05m+85.1%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Weakest performer

Flat/maisonette

+0.2% alpha

Terraced+0.4% α
Local
9.1%
District
8.7%
Flat/maisonette+0.2% α
Local
6.9%
District
6.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
12.3 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
4 min walk
Turnpike Lane Underground StationPiccadilly
13 min walk
Harringay Green Lanes Rail StationSuffragette
17 min walk
Crouch Hill Rail StationSuffragette
18 min walk
Wood Green Underground StationPiccadilly
19 min walk
No bus stops within 400m

49

Walkability score

146

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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)105
Nearest car park139m
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
NoiseLOW
none
Quieter 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 AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.1 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

5

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

276

Parks (1km)

29

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

12

Gyms (1km)

19

Sports (1km)

3

Convenience

Nearest supermarketSainsbury's · 562 m
3 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

561m

Post office

Nearby shops

Rajco Food And Wine112 m
E&A Food & Wine119 m
The Corner Buzz183 m
Yellow Food & Wine332 m

Nearby cafes

The Lane Cafe109 m
Amber Crumb Cafe187 m
Bubbles T192 m
Cloud7305 m

Nearby restaurants

Hornsey Fish House112 m
Barbers Bazaar114 m
Zam’s Chicken150 m
Pizza GoGo152 m

Nearby pubs

McCafferty's Bar166 m
No5 Dining and Lounge245 m
The Great Northern Railway Tavern469 m
Three Compasses490 m

Nearby gyms

NLSC North London Strength and Conditioning72 m
CrossFit North London78 m
Synergy Studio79 m
Trinity Fit151 m

Nearby pharmacies

Saigrace177 m
Sia Pharmacy659 m
Petter Pharmacy815 m

Nearby health

Smiles 4u127 m
Denchic Dental Spa316 m
Smile Spa Dental592 m
Bracewells Dental595 m
Food hygiene (5-star)78% of 98

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

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

17/100

Velocity score

Future outlook

41.8

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,869m
Crossrail 2 route2,914m

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%
Price vs London+12.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
4
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
443
Under construction
0
Completed (3yr)
8
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
UPPER STATIONERS SCHOOL SITE, 002, UPPER STATIONERS SCHOOL SITE, 002, MAYFIELD ROAD, N838 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£585,000)

£16,750

Standard buyer

£8,000

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N8 9NA

Full postcodeN8 9NA
Postcode districtN8
BoroughLondon Borough of Haringey
WardHornsey
Latitude51.584085
Longitude-0.114210
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