Local market reports › N area › N22 › N22 8
Wood Green market report N22 8, London
The standing N22 8 (Wood Green) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,376 sales registered with HM Land Registry in N22 8 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in N22 8 (London) sold for £445,000 in 2026, the median of 14 registered sales, down 1% on five years earlier. The mean was £434,500, and by floor area homes here have averaged about £6,380 per square metre over the last five years. The figures cover 3,376 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
N22 8 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 8 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.
Today's N22 8 prices, from the sold record
14 sales were registered in N22 8 in 2026, and the middle one of them, the median, went for £445,000. The mean works out at £434,500, practically level with it: prices here bunch tightly around the middle.
N22 8 prices by floor area
A square metre of N22 8 home has cost about £6,380 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
England and Wales as a whole trade at a £285,000 median, leaving N22 8 56% above the national figure.
A typical N22 8 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £445,000 | £445,000 | 14 |
| 2025 | £465,500 | £476,632 | 60 |
| 2024 | £426,000 | £452,926 | 62 |
| 2023 | £442,000 | £485,650 | 53 |
| 2022 | £467,500 | £548,197 | 74 |
| 2021 | £451,000 | £571,024 | 92 |
| 2020 | £480,000 | £622,810 | 42 |
| 2019 | £402,500 | £527,581 | 48 |
| 2018 | £411,000 | £547,871 | 75 |
| 2017 | £456,500 | £622,620 | 52 |
| 2016 | £395,000 | £552,609 | 81 |
| 2015 | £351,000 | £495,963 | 112 |
| 2014 | £320,000 | £453,976 | 101 |
| 2013 | £247,000 | £355,408 | 99 |
| 2012 | £241,000 | £354,722 | 82 |
| 2011 | £239,900 | £362,157 | 74 |
| 2010 | £236,200 | £370,422 | 81 |
| 2009 | £200,000 | £321,502 | 71 |
| 2008 | £230,000 | £377,019 | 81 |
| 2007 | £235,000 | £398,625 | 190 |
| 2006 | £191,000 | £331,552 | 158 |
| 2005 | £190,000 | £338,123 | 121 |
| 2004 | £180,000 | £326,915 | 131 |
| 2003 | £175,000 | £322,392 | 146 |
| 2002 | £150,000 | £282,224 | 168 |
| 2001 | £121,500 | £233,578 | 182 |
| 2000 | £107,500 | £210,969 | 178 |
| 1999 | £83,000 | £165,415 | 192 |
| 1998 | £78,000 | £157,449 | 159 |
| 1997 | £60,000 | £123,048 | 172 |
| 1996 | £54,000 | £113,884 | 115 |
| 1995 | £54,500 | £118,475 | 110 |
In cash terms the typical N22 8 home went from £54,500 in 1995 to £445,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 276%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 29% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the N22 8 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 1998 (+30.0% on the year before); the weakest, 2009 (−13.0%). 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) | −4.4% | −6.6% |
| 5 years (since 2021) | −0.3% | −4.9% |
| 10 years (since 2016) | +1.2% | −2.1% |
| 20 years (since 2006) | +4.3% | +1.5% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
N22 8 recorded 14 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 159 sales a year before the financial crisis and 53 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.
What homes rent for around N22 8
N22 8 falls under Haringey, where the ONS puts the average private rent 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.
£2,212 a month is £26,544 a year, which against the £445,000 median sold price makes a gross yield of 6.0%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
The shape of the N22 8 market
Only 14 sales completed here in the last twelve months of data, which makes N22 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the N22 district median, N22 8 sits 27% lower, marking it as a cheaper pocket of the district.
What people ask about N22 8 (Wood Green)
How much did a house sell for in N22 8 (Wood Green)?
Are property prices falling in N22 8 (Wood Green)?
Is N22 8 (Wood Green) a good place to buy a house?
Where do N22 8 prices go next?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 22% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in N22 today
Turning to what is actually available: 142 homes on the market right now, from 11 agents publishing to HomesIndex.
These cover the whole N22 district, not just N22 8: live asking prices are collected per district.
34% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every N22 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Moving up a bedroom in N: the cost
Real sold prices by size across the N area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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 biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in N22
A few minutes' walk can separate two very different markets. Here are N22's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N22 5 | £499,200 | 20 |
| N22 6 | £650,000 | 37 |
| N22 7 | £668,000 | 27 |
Zoom out to the full N22 district report for the type split, monthly volumes and how N22 compares with its neighbours.
Before you sell in N22 8: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at N22 8'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 8: the featured spot on this report is free for founding agents, one per district. Claim N22 8.
Keep digging
Behind the answers sits the same Land Registry record as this page, with N22 8 already set as the subject. Free, one click sign in.
See every individual N22 8 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale 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.