Stroud Green · Haringey · Hornsey and Friern Barnet constituency · 51.58102, -0.11308

N8 9PL— Stroud Green, Haringey

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 74/100Transport 38/100Yield 3.73%
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Strong schools, limited transport — ideal for car-owning families

Area score
67
Safety
74
Schools
100
Transport
38
Environment
74
Investment
45

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Location

N8 9PL

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 9PL

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

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How N8 9PL 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 · 2 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 · 20 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

Prices, sales volume and market trends

Avg floor area56.1 m²

EPC breakdown

B
1%
C
57%
D
2%

Based on 60 properties · Confidence: high

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£140,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2023 · CAGR

+0.2%

Total change

+1%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.7%

per year

Acceleration

+0.00

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£705k£705k+0%1
Rate-rise correction2023–2023£710k£710k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

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
14.7 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

HornseyNational Rail
8 min walk
Crouch Hill Rail StationSuffragette
14 min walk
Harringay Green Lanes Rail StationSuffragette
14 min walk
Turnpike Lane Underground StationPiccadilly
16 min walk
Manor House Underground StationPiccadilly
21 min walk
No bus stops within 400m

36

Walkability score

40

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park436m
Santander docks (800m)0
Nearest cycle dock2.9 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 5.5 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 58%
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

HAVERGAL SURGERY

10 HAVERGAL VILLAS, GREEN LANES, TOTTENHAM, N15 3DY

15 min walk

73%

Recommend GP

73%

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 · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

459

Parks (1km)

12

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

12

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: McCafferty's Bar (397 m)

Nearest supermarketHarvest International N8 · 482 m
3 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)

949m

Post office

Nearby shops

The Corner Buzz370 m
Yellow Food & Wine404 m
E&A Food & Wine404 m
Fresco444 m

Nearby cafes

Stationers Park Cafe126 m
Weston Park Cafe189 m
Bubbles T368 m
Amber Crumb Cafe369 m

Nearby restaurants

Aoki Hornsey377 m
Taya Wood Fired Pizzeria379 m
Pizza GoGo381 m
Ivie & Co.398 m

Nearby pubs

McCafferty's Bar397 m
No5 Dining and Lounge543 m
The Queens613 m
Little Mercies637 m

Nearby gyms

Corehealth59 m
Yoga Junction165 m
NLSC North London Strength and Conditioning378 m
CrossFit North London378 m

Nearby pharmacies

Saigrace371 m
Sia Pharmacy935 m

Nearby health

Smiles 4u396 m
Denchic Dental Spa396 m
OpenDoor723 m
Middle Lane Dental723 m
Food hygiene (5-star)77% of 56

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

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

31.4

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,522m
Crossrail 2 route2,815m

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)
4
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
3
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
LAND AT END OF, LAND AT END OF, RIDGE ROAD, N814 homes
completed
101, 101, TOTTENHAM LANE, N812 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

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Key facts for N8 9PL

Full postcodeN8 9PL
Postcode districtN8
BoroughLondon Borough of Haringey
WardStroud Green
Latitude51.581019
Longitude-0.113081
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