New Build Investor Guide – Haringey
May 2021
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Are you considering purchasing a new build, off plan property in Brent? Want to get the latest information on house prices, demographics and other useful information before you commit to a deal?
Our Area Guides give you the latest relevant information from local governments, the Census and the Office of National Statistics (ONS) data. They’re designed for offshore, new build property investors to help you understand an area in detail so you can make informed investment decisions.
Read on for investor details specifically about Brent but if it’s more detail about the wider UK property market you need, you can download our latest report here. In our report we address two key questions:
1 Is investing in UK residential property still worth it?
2 If so, where are the best opportunities for property investors and why?
Haringey, London
Haringey is one of 20 outer London boroughs and is located in north London. Spanning just over 11 square miles, it is the 23rd largest London borough by area, home to Tottenham Hotspur Football Club and it’s famous landmark, Alexandra Palace. Haringey borders six other London boroughs, clockwise from the north, they are Enfield, Waltham Forest, Hackney, Islington, Camden, and Barnet. Districts within Haringey include Crouch End, Tottenham, Tottenham Hale, Haringey and Finsbury Park.
Demographics
Haringey’s population is forecast to grow by more than 5% by 2030
| Population (2018) | 284,288 |
| Forecast Population 2030 | 298,983 |
Source: data.london.gov.uk
Economically Active Population
A largely young, diverse, mobile population.
| Age Range | Percentage of population |
| 16 – 64 | 71% |
| Under 15 | 20% |
| Over 65 | 9% |
| Martial Status: | |
| Single | 50% |
Source: data.london.gov.uk
Average Life Expectancy
The average life expectancies for those born in Haringey between 2016 and 2018 are below.
| Males | 80 (UK average is 79). Males born in Haringey have the 12th longest life expectancy of all London boroughs. |
| Females | 85 (UK average is 83). Females born in Haringey have the 9th longest life expectancy of all London boroughs. |
Source: ons.gov.uk
Population Density (2011)
Haringey has 9,076 people per km2. Higher than the London average of 5,701 people per km2 and the 14th lowest density of all London boroughs.
Source: ons.gov.uk
International Migration (2018-19)
6,016 new residents from overseas moved to Haringey in 2018 -2019. Nine London borough’s welcomed more new residents from overseas than Haringey.
Source: ons.gov.uk
Country of Birth
| Location of Birth | Proportion of Population |
| UK and Ireland | 57% |
| EU | 15% |
| Other countries | 28% |
Source: data.london.gov.uk
Crime & Safety
| Crime Numbers (April 2017 – March 2018) | 29,374 |
| Crime rate per 1,000 population (April 2017 -March 2018) | 107 |
| Haringey has the 23rd lowest crime rate per 1,000 people of all London boroughs. |
Source: data.london.gov.uk
Education
Schools
| Primary Schools | 83 (17 of which have an Ofsted rating of outstanding) |
| Secondary Schools | 25 (7 of which have an Ofsted rating of outstanding) |
| Schools and Colleges (16-18 years) | 17 (5 of which have an Ofsted rating of outstanding) |
Source: compare-school-performance.service.gov.uk
Hospitals
General Wellbeing
| Population considering themselves in very good health | 49.6% |
| Population considering themselves in very bad health | 1.5% |
Source: data.london.gov.uk
Employment & Economy
68% of working aged people employed (compared to 75% across England 74% across London).
Top 4 Sectors of Employment
| Public administration, education and health | 25% |
| Finance, banking and insurance | 22% |
| Distribution, hotels and restaurants | 20% |
| Transport and communications | 11% |
Source: data.london.gov.uk
Major Employers
In 2020, there were 10 companies in the borough employing more than 250 people and 80 companies employing between 50 and 249 people. (source: nomisweb.co.uk).
Jobs and Job density
Approximately 28,649 residents of Haringey also work in the borough. 34,165 people travel into the borough each day for work and 67,072 residents work outside the borough. The daytime population of the borough therefore decreases by 32,907 people each day. (source: data.london.gov.uk).
| Median Gross Annual Pay for full-time employee jobs (2017) | £31,365 |
| Number of jobs in the borough (2019) | 92,000 |
| Jobs per resident | 0.49 (London average 1.03 and UK average 0.87) |
Source: nomisweb.co.uk and data.london.gov.uk
Housing
| Number of residential properties in Haringey | 108,370 |
Source: data.london.gov.uk
Property Ownership (2018)
| own property outright (no mortgage) | 22% |
| own property with mortgage | 23% |
| rent from a Housing Authority or the Local Authority | 29% |
| rent from a private landlord (representing approximately 26,000 private rentals) | 27% |
Source: data.london.gov.uk
| Households with no car or van (2011) | 52% |
Source: nomisweb.co.uk
Household Composition
| One person households | 32% |
| One family households | 51% |
| Other (sharers / students etc) | 17% |
Source: nomisweb.co.uk
Average House Prices
Average house prices in Haringey are the 8th most expensive of the 32 London boroughs, only one other London borough (Brent) saw a higher price percentage increase year on year in January 2021.
| Average achieved price January 2020 | £553,172 |
| Average achieved price January 2021 | £622,104 |
| Increase/Decrease | 12.5% |
Source: www.gov.uk
Volume of Sales
During the COVID pandemic, the number of property transactions in the borough of Haringey fell by 19%. 19 London boroughs saw larger drops in transaction volumes than Haringey.
| Number of residential sales to year ending September 2019 | 1,892 |
| Number of residential sales to year ending September 2020 | 1,560 |
Source: ons.gov.uk
Achieved Rents (January to December 2020)
Mean monthly average rents in the Royal Borough of Haringey:
| London Median Rents (per calendar month) |
Haringey (per calendar month) |
|
| Studio | £950 | £925 |
| 1 bedroom | £1,200 | £1,290 |
| 2 bedrooms | £1,450 | £1,500 |
| 3 bedrooms | £1,750 | £1,950 |
Source: london.gov.uk
New Build Developments in Haringey
There are nine large new build developments in Haringey with apartments currently available for sale. Average asking prices for three of these developments are set out below.
Clarendon (St William)
| Total Number of properties | 1,714 (1,270 private) |
| First launched | September 2018 |
Average Prices – Clarendon
| Minimum | Average | Maximum | |
| Price | £340,000 | £524,459 | £805,000 |
| Price per ft² | £678 | £798 | £925 |
| Area (ft²) | 438 | 662 | 1,107 |
source: Molior
| Minimum | Average | Maximum | |
| Studio | £350,000 | £356,250 | £362,500 |
| 1 Bedroom | £340,000 | £499,471 | £520,000 |
| 2 Bedroom | £532,500 | £599,094 | £805,000 |
| 3 Bedroom | £716,000 | £733,000 | £750,000 |
source: Molior
Hornsey Townhall (FEC)
| Total Number of properties | 146 (135 private) |
| First Launched | May 2018 |
Average Prices – Hornsey Townhall
| Minimum | Average | Maximum | |
| Price | £489,950 | £731,016 | £1,250,000 |
| Price per ft² | £516 | £913 | £999 |
| Area (ft²) | 533 | 802 | 1,307 |
source: Molior
| Minimum | Average | Maximum | |
| Studio | £489,950 | £489,950 | £489,950 |
| 1 Bedroom | £499,950 | £531,700 | £609,950 |
| 2 Bedroom | £509,950 | £741,944 | £899,950 |
| 3 Bedroom | £940,000 | £1,102,488 | £1,250,000 |
source: Molior
Heart of Hale, 1 Ashley Road (Argent Related)
| Total Number of apartments | 183 private |
| First Launched | April 2019 |
Average Prices – Heart of Hale, 1 Ashley Road
| Minimum | Average | Maximum | |
| Price | £424,000 | £550,111 | £741,000 |
| Price per ft² | £652 | £734 | £840 |
| Area (ft²) | 524 | 757 | 1,103 |
source: Molior
| Minimum | Average | Maximum | |
| Studio | £440,000 | £440,000 | £440,000 |
| 1 Bedroom | £424,000 | £444,857 | £465,000 |
| 2 Bedroom | £570,000 | £594,571 | £634,000 |
| 3 Bedroom | £719,000 | £728,667 | £741,000 |
source: Molior
Environment & Leisure
There are several parks and green spaces in Haringey such as Finsbury Park, Alexandra Palace Gardens & Crouch End Playing Fields with facilities including:
8 outdoor gyms
8 public tennis courts
4 formal gardens
7 Football pitches
12 conservation areas
Other attractions in Haringey include:
Alexandra Palace – A Grade II listed entertainment and sports venue in London
Bruce Castle Museum – A Grade I listed 16th-century manor house
Park Road Lido – Measuring 50m by 23m Park Road Lido is one of the largest Lidos (outdoor swimming pool) in London
Transport
Haringey’s overground and underground stations are in Zones 2, 3 and 4.
Overground Stations
| Alexandra Palace | Bowes Park |
| Bruce Grove | Harringay |
| Harringay Green Lanes | Hornsey |
| Northumberland Park | Seven Sisters |
| South Tottenham | Tottenham Hale |
| White Hart Lane |
Underground Stations
| Bounds Green (Piccadilly Line) | Manor House (Piccadilly Line) |
| Highgate (Northern Line) | Seven Sisters (Victoria Line) |
| Tottenham Hale (Victoria Line) | Turnpike Lane (Piccadilly Line) |
| Wood Green (Piccadilly Line) |
Local Government
The Labour Party
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