Stroud Green · Haringey · Hornsey and Friern Barnet constituency · 51.58126, -0.11360

N8 9PN— Stroud Green, Haringey

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

Strong, well-rated schools nearby

 

Schools 100%Safety 74/100Transport 38/100Low yield 2.99%

Best for: Families

Compare areas

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

Liveability
68
Safety
74
Schools
100
Transport
38
Environment
74
Investment
38

The bottom line

N8 9PN offers exceptional schools (100% Good/Outstanding) and low crime at £642,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N8 9PN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+23.6% vs London avg
vs London income+11.4% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for N8 9PN

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

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Postcode Personality

🎓 School Smart📈 Up & Coming🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How N8 9PN 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 · 1 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 · 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.1km

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

£642,500

Median sale price

Above London median by 24%

£642,500 is 24% above the London median (£520,000)

-67.3%

This year

Terraced

Dominant type

Price history

5-year change
+24.8%
Sales (24 months)8
New build0.0%
Avg terraced£1,171,500
Avg flat£337,500
Price per m²£9,011/m²
Price per ft²£837/ft²
Avg floor area77.9 m²

EPC breakdown

C
16%
D
27%
E
7%
F
2%

Based on 52 properties · Confidence: high

Street mix

Terraced 58%Flat 38%Other 4%

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£19,625
First-time buyerFTB
£19,625
Additional propertyBTL/2nd
£38,900

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

13.7×

Price-to-income

£3,214/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£194,750
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)
RoofPitched, no insulation (assumed)
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

+4.7%

Total change

+294%

Market Activity

Price Velocity & Acceleration

Current Velocity

-57.3%

per year

Acceleration

-228.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 53 sales

Property Type Mix

Total: 53 sales

Terraced60.4%
Flat/maisonette39.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£127k£293k+130.3%2.8
Post-dot-com plateau2001–2004£263k£480k+82.9%2
Pre-crash peak2005–2006£475k£605k+27.4%1.5
GFC & correction2009–2012£363k£135k-62.8%1.3
Help-to-Buy recovery2014–2016£1.04m£1.13m+8.5%1.7
Brexit uncertainty2019–2019£1.17m£1.17m+0%1
Pandemic surge2020–2021£1.32m£515k-61.1%2
Rate-rise correction2022–2022£433k£433k+0%2
Current market2024–2025£1.17m£500k-57.3%4.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Weakest performer

Terraced

+0.3% alpha

Flat/maisonette+0.6% α
Local
7%
District
6.4%
Terraced+0.3% α
Local
8%
District
7.7%

CAGR over 27yr 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
14.7 min walk
Hornsey→ Moorgate· 6 tph
20 min

Nearby stations

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

41

Walkability score

64

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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)5
Nearest car park413m
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 AONB13% green spaceTree canopy: 28%
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 · 1.8 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

371

Parks (1km)

13

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

12

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: McCafferty's Bar (354 m)

Nearest supermarketHarvest International N8 · 440 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)

819m

Post office

Nearby shops

The Corner Buzz326 m
Yellow Food & Wine360 m
E&A Food & Wine363 m
Fresco401 m

Nearby cafes

Stationers Park Cafe163 m
Weston Park Cafe168 m
Bubbles T323 m
Amber Crumb Cafe325 m

Nearby restaurants

Aoki Hornsey334 m
Taya Wood Fired Pizzeria336 m
Pizza GoGo338 m
Ivie & Co.354 m

Nearby pubs

McCafferty's Bar354 m
No5 Dining and Lounge522 m
The Queens577 m
Little Mercies603 m

Nearby gyms

Corehealth73 m
Yoga Junction148 m
NLSC North London Strength and Conditioning352 m
CrossFit North London352 m

Nearby pharmacies

Saigrace327 m
Petter Pharmacy736 m
Boots773 m
Sia Pharmacy921 m

Nearby health

Denchic Dental Spa351 m
Smiles 4u354 m
Middle Lane Dental686 m
OpenDoor687 m
Food hygiene (5-star)77% of 60

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

38

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (3.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

60.9

Price growth score

C
Medium

Development pressure

High

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,552m
Crossrail 2 route2,853m

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%
Price vs London+23.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
9
Development activity
medium
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
7
Under construction
0
Completed (3yr)
7
Largest scheme
75 homes · 130-132, 130-132, TOTTENHAM LANE, N8
Pipeline pressure
LOW

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
LOWER STATIONERS SCHOOL SITE, LOWER STATIONERS SCHOOL SITE, MAYFIELD ROAD, N837 homes
completed
104-116, 104-116, TOTTENHAM LANE, N820 homes
completed
SITE ADJACENT TO, 120, SITE ADJACENT TO, 120, TOTTENHAM LANE, N819 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£642,500)

£19,625

Standard buyer

£19,625

First-time buyer

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 9PN

Full postcodeN8 9PN
Postcode districtN8
BoroughLondon Borough of Haringey
WardStroud Green
Latitude51.581261
Longitude-0.113605
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