Local market reports › N area › N22
Wood Green market report N22, London
The standing N22 (Wood Green) property market report, rebuilt from the full public record every month. Underneath every chart here sit 15,266 registered sales in N22 (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.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: the typical home in N22 (London) sold for £586,000 in 2026, the median of 125 registered sales, up 14% on five years earlier. The mean was £611,100, and by floor area homes here have averaged about £7,060 per square metre over the last five years. The figures cover 15,266 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
N22 is a postcode district covering Wood Green, Turnpike Lane in London. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where N22 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.
What a home in N22 sells for
125 sales were registered in N22 in 2026, and the middle one of them, the median, went for £586,000. The mean works out at £611,100, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in N22
Averaged across five years of sales, floor space in N22 costs about £7,060 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
England and Wales as a whole trade at a £285,000 median, leaving N22 106% above the national figure.
The price of a typical N22 home, 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 | £586,000 | £586,000 | 125 |
| 2025 | £555,000 | £568,272 | 346 |
| 2024 | £520,000 | £552,867 | 320 |
| 2023 | £515,000 | £565,859 | 260 |
| 2022 | £555,000 | £650,801 | 386 |
| 2021 | £516,200 | £653,576 | 438 |
| 2020 | £500,000 | £648,760 | 257 |
| 2019 | £508,100 | £665,997 | 236 |
| 2018 | £490,000 | £653,179 | 285 |
| 2017 | £480,000 | £654,672 | 277 |
| 2016 | £455,000 | £636,550 | 383 |
| 2015 | £415,000 | £586,395 | 448 |
| 2014 | £360,500 | £511,432 | 477 |
| 2013 | £290,000 | £417,281 | 421 |
| 2012 | £275,000 | £404,766 | 367 |
| 2011 | £279,000 | £421,183 | 406 |
| 2010 | £250,000 | £392,064 | 341 |
| 2009 | £243,000 | £390,625 | 305 |
| 2008 | £250,000 | £409,803 | 356 |
| 2007 | £250,000 | £424,070 | 753 |
| 2006 | £225,000 | £390,571 | 729 |
| 2005 | £220,000 | £391,511 | 563 |
| 2004 | £195,000 | £354,158 | 675 |
| 2003 | £185,000 | £340,815 | 644 |
| 2002 | £168,000 | £316,091 | 758 |
| 2001 | £142,500 | £273,949 | 766 |
| 2000 | £125,000 | £245,313 | 643 |
| 1999 | £100,000 | £199,295 | 782 |
| 1998 | £87,000 | £175,616 | 712 |
| 1997 | £74,000 | £151,759 | 707 |
| 1996 | £65,000 | £137,082 | 590 |
| 1995 | £63,000 | £136,952 | 510 |
In cash terms the typical N22 home went from £63,000 in 1995 to £586,000 in 2026, roughly 9 times the price. Even after inflation that is a real rise of about 328%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2019; the current median sits about 12% below that. Someone who bought at the 2019 peak has not yet seen that price back in real terms.
Year-on-year change in the N22 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 (+25.0% on the year before); the weakest, 2023 (−7.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +5.6% | +3.1% |
| 5 years (since 2021) | +2.6% | −2.2% |
| 6 years (since 2020) | +2.7% | −1.7% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 20 years (since 2006) | +4.9% | +2.0% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 51% of the typed total. In 2024, the last year both were recorded here, a detached home traded at £1,736,200 against £412,200 for a flat, 4.2 times the price.
Median by property type, N22
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £1,736,200 (2024) | – | 82 |
| Semi-detached | £870,000 (2025) | – | 788 |
| Terraced | £650,000 | 73 | 6,550 |
| Flats | £450,000 | 49 | 7,796 |
How many homes change hands in N22
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 216 N22 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 691 sales a year before the financial crisis and 287 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
The local authority for N22 is Haringey, and its ONS average private rent currently stands at £2,212 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,633 a month here against £3,181 for four or more bedrooms.
Average monthly rent by size, Haringey
ONS Price Index of Private Rents, May 2026.
Against the £586,000 median purchase price, a rent of £2,212 a month (£26,544 a year) works out at a 4.5% 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.
Common questions on N22 (Wood Green)
Are property prices falling in N22 (Wood Green)?
Is N22 (Wood Green) a good place to buy a house?
How much did a house sell for in N22 (Wood Green)?
What happens to N22 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 14% over five years in cash but down 10% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
On the market in N22 today
Everything above is what homes in N22 sold for. The live side of the market holds 47 homes at the moment, listed by 6 agents publishing to HomesIndex, at a typical asking price 19% below the N22 median sold price.
N22 registered 216 sales in the last twelve months; the 47 homes listed now would take about 3 months to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger.
23% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every N22 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
When homes in N22 change hands
March is when N22 changes hands most (11.3% of the 1,750 sales dated 2021 to 2025); April is the quiet end at 6.5%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 126 | 7.2% |
| February | 132 | 7.5% |
| March | 198 | 11.3% |
| April | 114 | 6.5% |
| May | 135 | 7.7% |
| June | 195 | 11.1% |
| July | 140 | 8.0% |
| August | 128 | 7.3% |
| September | 170 | 9.7% |
| October | 124 | 7.1% |
| November | 134 | 7.7% |
| December | 154 | 8.8% |
What another bedroom costs in N
The Land Registry record, split by size: what each kind of home actually sold for across the N area. 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 | — | — | £744,500 | £1,022,750 (+37%) | £1,383,750 (+35%) |
| Semi-detached | £480,000 | £551,000 (+15%) | £767,000 (+39%) | £950,457 (+24%) | £1,200,000 (+26%) |
| Terraced | £473,500 | £535,000 (+13%) | £690,000 (+29%) | £950,000 (+38%) | £1,460,000 (+54%) |
| Flat | £388,000 | £495,000 (+28%) | £647,000 (+31%) | £830,000 (+28%) | £1,075,000 (+30%) |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
N22 ranks 1 of 23 in the N area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, N area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside N22, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
How N22 compares nearby
Same city, different markets. The neighbouring districts of the N area, dearest first:
| District | Median | 5-year |
|---|---|---|
| N1C | £1,000,000 | -3% |
| N2 | £712,500 | +4% |
| N14 | £700,000 | -1% |
| N6 | £685,000 | -16% |
| N1 | £650,000 | -6% |
| N20 | £640,000 | -11% |
| N5 | £625,000 | -8% |
| N10 | £622,800 | -8% |
| N21 | £611,300 | -6% |
| N19 | £595,000 | +6% |
| N3 | £590,000 | -13% |
| N22 (this report) | £586,000 | +14% |
| N4 | £580,000 | +1% |
| N16 | £575,000 | -1% |
| N8 | £562,200 | +2% |
| N15 | £560,000 | +4% |
| N12 | £550,000 | -11% |
| N13 | £546,000 | +5% |
| N7 | £529,000 | -6% |
| N11 | £522,000 | +3% |
| N17 | £450,000 | -5% |
| N18 | £428,400 | +8% |
| N9 | £409,000 | +8% |
Selling a home in N22? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in N22, use the average prices map for a rough value: zoom from N22's shading down to the sold homes on your own street. The figures above are every recorded N22 sale; agents price with this same Land Registry record, and now you have it too.
Keep digging
Behind the answers sits the same Land Registry record as this page, with N22 already set as the subject. Free, one click sign in.
The live map plots every individual N22 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.