Local market reports › N area › N22 › N22 5
Wood Green market report N22 5, London
The standing N22 5 (Wood Green) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,285 registered sales in N22 5 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 20 registered 2026 sales put the N22 5 (London) median at £499,200, up 19% on five years earlier, with a mean of £535,400, and by floor area homes here have averaged about £6,320 per square metre over the last five years. Everything rests on 4,285 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
N22 5 is one sector of N22 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where N22 5 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
N22 5 sold prices: where the market stands
The 2026 median for N22 5 is £499,200, taken from 20 registered sales. The mean, which is what most sites call the "average house price", is £535,400, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in N22 5
Per square metre, N22 5 homes have averaged around £6,320 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
England and Wales as a whole trade at a £285,000 median, leaving N22 5 75% above the national figure.
A typical N22 5 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £499,200 | £499,200 | 20 |
| 2025 | £538,500 | £551,377 | 90 |
| 2024 | £440,000 | £467,810 | 79 |
| 2023 | £455,000 | £499,934 | 55 |
| 2022 | £485,000 | £568,718 | 83 |
| 2021 | £418,000 | £529,242 | 101 |
| 2020 | £455,000 | £590,372 | 64 |
| 2019 | £470,000 | £616,058 | 54 |
| 2018 | £488,000 | £650,513 | 74 |
| 2017 | £435,500 | £593,978 | 92 |
| 2016 | £424,500 | £593,880 | 108 |
| 2015 | £382,500 | £540,473 | 120 |
| 2014 | £322,000 | £456,813 | 147 |
| 2013 | £266,500 | £383,467 | 114 |
| 2012 | £250,000 | £367,969 | 93 |
| 2011 | £250,000 | £377,404 | 115 |
| 2010 | £240,500 | £377,166 | 79 |
| 2009 | £224,000 | £360,082 | 65 |
| 2008 | £245,000 | £401,607 | 96 |
| 2007 | £243,500 | £413,044 | 224 |
| 2006 | £217,800 | £378,073 | 211 |
| 2005 | £211,800 | £376,919 | 148 |
| 2004 | £185,000 | £335,996 | 229 |
| 2003 | £170,000 | £313,181 | 213 |
| 2002 | £163,500 | £307,624 | 233 |
| 2001 | £130,000 | £249,918 | 243 |
| 2000 | £125,000 | £245,313 | 208 |
| 1999 | £94,500 | £188,334 | 208 |
| 1998 | £83,200 | £167,945 | 200 |
| 1997 | £68,500 | £140,480 | 193 |
| 1996 | £60,000 | £126,537 | 185 |
| 1995 | £60,000 | £130,431 | 141 |
In cash terms the typical N22 5 home went from £60,000 in 1995 to £499,200 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 283%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 23% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the N22 5 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+32.3% on the year before); the weakest, 2009 (−8.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −7.3% | −9.5% |
| 5 years (since 2021) | +3.6% | −1.2% |
| 10 years (since 2016) | +1.6% | −1.7% |
| 20 years (since 2006) | +4.2% | +1.4% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
How many homes change hands in N22 5
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
N22 5 recorded 20 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 214 sales a year before the financial crisis and 65 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The shape of the N22 5 market
This is a thin market: 20 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within N22, this sector trades 18% below the district median: one of its district's cheaper corners.
What homes rent for around N22 5
The local authority for N22 5 is Haringey, and its ONS average private rent currently stands at £2,212 a month (May 2026 figures). The spread runs from £1,633 a month for a typical one-bed to £3,181 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Haringey
ONS Price Index of Private Rents, May 2026.
Against the £499,200 median purchase price, a rent of £2,212 a month (£26,544 a year) works out at a 5.3% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
N22 5 (Wood Green): the questions that come up
Is N22 5 (Wood Green) a good place to buy a house?
How much did a house sell for in N22 5 (Wood Green)?
Are property prices falling in N22 5 (Wood Green)?
Real searches this page gets asked
A lot of searches that reach this page are full postcodes, N22 5LT among them. A full postcode is a street segment of a dozen or so homes, below even sector level; the medians on this page are the context, and the live map shows every recorded sale at those exact addresses.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
Are N22 5 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 19% over five years in cash but down 6% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in N22 today
This is what you could actually buy today: 142 homes currently on the market from 11 agents publishing to HomesIndex.
These cover the whole N22 district, not just N22 5: live asking prices are collected per district.
Of everything listed here, 34% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every N22 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in N
What homes of each size actually sold for across the N area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £950,000 | £1,445,000 (+52%) | £2,200,000 (+52%) |
| Semi-detached | £430,000 | £535,000 (+24%) | £755,000 (+41%) | £990,000 (+31%) | £1,375,000 (+39%) |
| Terraced | £472,750 | £513,250 (+9%) | £670,500 (+31%) | £1,005,750 (+50%) | £1,607,500 (+60%) |
| Flat | £405,000 | £542,500 (+34%) | £785,567 (+45%) | £1,211,250 (+54%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the N area is the point: the same five years treated these districts very differently.
Winners and losers across the N area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in N22
Sector boundaries hide real price steps. The rest of N22, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N22 6 | £650,000 | 37 |
| N22 7 | £668,000 | 27 |
| N22 8 | £445,000 | 14 |
Zoom out to the full N22 district report for the type split, monthly volumes and how N22 compares with its neighbours.
Thinking of selling in N22 5? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at N22 5's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working N22 5: the featured spot on this report is free for founding agents, one per district. Claim N22 5.
Go deeper
Behind the answers sits the same Land Registry record as this page, with N22 5 already set as the subject. Free, one click sign in.
The live map plots every individual N22 5 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.