New Build Investor Guide – Haringey

May 2021

Buying a new build property off plan? Check out our Area Guide first

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

St Anne’s Hospital

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.

Construction PropTech Pioneer

Clarendon (St William)

Total Number of properties 1,714 (1,270 private)
First launched September 2018

Visit Website


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

Visit Website

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

Visit Website

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

UK market report 1536x768 2 PropTech Pioneer