Stroud Green · Haringey · Hornsey and Friern Barnet constituency · 51.57824, -0.11434

N8 9RU— Stroud Green, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 89%Safety 82/100Transport 42/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
71
Safety
82
Schools
100
Transport
42
Environment
81
Investment
41

The bottom line

N8 9RU 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.

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Location

N8 9RU

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 9RU

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N8 9RU 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 · 4 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 16 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)

1

Serious within 200m

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 2 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)2
New build0.0%
Price per m²£8,898/m²
Price per ft²£827/ft²
Avg floor area62.2 m²

EPC breakdown

C
24%
D
28%
E
4%

Based on 56 properties · Confidence: high

Street mix

Terraced 23%Flat 78%

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£155,500
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

+402%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.2%

per year

Acceleration

+25.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 71 sales

Property Type Mix

Total: 71 sales

Terraced22.5%
Flat/maisonette77.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£110k£143k+29.5%3.2
Post-dot-com plateau2001–2004£190k£182k-4.5%4.5
Pre-crash peak2005–2007£268k£265k-0.9%2.7
GFC & correction2008–2012£495k£349k-29.5%1.6
Help-to-Buy recovery2013–2014£390k£638k+63.5%2
Brexit uncertainty2017–2019£285k£895k+214%1.7
Pandemic surge2021–2021£713k£713k+0%2
Rate-rise correction2022–2023£446k£505k+13.2%2
Current market2024–2025£468k£553k+18.2%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+19.5% alpha

Weakest performer

Flat/maisonette

-0.8% alpha

Terraced+19.5% α
Local
47.5%
District
28%
Flat/maisonette-0.8% α
Local
6.1%
District
6.9%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Finsbury Park4 line
19.3 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
10 min walk
Crouch HillNational Rail
10 min walk
Harringay Green Lanes Rail StationSuffragette
14 min walk
Manor House Underground StationPiccadilly
19 min walk
Turnpike Lane Underground StationPiccadilly
19 min walk
No bus stops within 400m

31

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

2.6 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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park442m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
732m

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 AONB35% green spaceTree canopy: 64%
More green space than 90% 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

13 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 · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

765

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

14

Gyms (1km)

19

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Nicholas Nickleby (492 m)

Nearest supermarketHarvest International N8 · 566 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)

642m

Post office

Nearby shops

COM496 m
Londis508 m
Yellow Food & Wine557 m
Fresco558 m

Nearby cafes

Stationers Park Cafe222 m
Weston Park Cafe262 m
Brekky & Brunch563 m
But First Coffee567 m

Nearby restaurants

GoodsOffice529 m
Sumak555 m
Best 2556 m
Crouch End Best Kebab557 m

Nearby pubs

Nicholas Nickleby492 m
The Queens608 m
Little Mercies613 m
Floral Hall628 m

Nearby gyms

Yoga Junction251 m
Corehealth377 m
N4 workout481 m
Yoga Centre557 m

Nearby pharmacies

Saigrace608 m
Boots674 m
Petter Pharmacy704 m
Beena Pharmacy711 m

Nearby health

Denchic Dental Spa557 m
Smiles 4u658 m
Treehouse Dental676 m
OpenDoor705 m
Food hygiene (5-star)78% of 54

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

63.1

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route9,223m
Crossrail 2 route2,884m

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)
2
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
100%
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)
11
Largest scheme
75 homes · 130-132, 130-132, TOTTENHAM LANE, N8
Pipeline pressure
LOW

Named schemes (500m)

Dickenson House & Womersley House, Dickenson House & Womersley House, Dickenson Road, Wormersley Road, N842 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
OPEN SPACE, OPEN SPACE, GRANVILLE ROAD EAST, N4 4EL18 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 9RU

Full postcodeN8 9RU
Postcode districtN8
BoroughLondon Borough of Haringey
WardStroud Green
Latitude51.578242
Longitude-0.114336
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