West Green · Haringey · Tottenham constituency · 51.58636, -0.09141

N15 3AN— West Green, Haringey

Location and area intelligence for N15 3AN, West Green, Haringey

 

Schools 100%Safety 71/100Transport 32/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
60
Safety
71
Schools
90
Transport
32
Environment
66
Investment
33

The bottom line

N15 3AN offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N15 3AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.4% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for N15 3AN

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

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How N15 3AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

West Green Primary School

Not yet inspected · 3 min walk

KS2: 106.1

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 1 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 7 min walk

13 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

86.8 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 302.6%

+6% vs borough

Crime by type

Violence & sexual offences25%
Other22%
Anti-social behaviour15%
Vehicle crime10%
Theft9%
Burglary8%
Robbery5%
Drug offences4%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.5km

Crime is +34% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N15 district median

£540,000

Based on 163 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,068/m²
Price per ft²£564/ft²
Avg floor area65.4 m²

EPC breakdown

B
55%
C
4%

Based on 59 properties · Confidence: high

Street mix

Flat 96%Other 4%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£163,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2014
WallsCavity wall, as built, insulated (assumed)
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2025 · CAGR

+5.6%

Total change

+82%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.8%

per year

Acceleration

+6.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2014£196k£196k+0%1
Brexit uncertainty2017–2019£178k£325k+83.1%2.3
Pandemic surge2020–2021£400k£390k-2.5%3
Rate-rise correction2022–2023£317k£286k-9.7%1.5
Current market2024–2025£310k£356k+14.8%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+8.1% alpha

Flat/maisonette+8.1% α
Local
9.1%
District
1%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Turnpike Lane StationPiccadilly line
10.5 min walk
Harringay Green Lanes

Nearby stations

Turnpike Lane Underground StationPiccadilly
11 min walk
Harringay Green Lanes Rail StationSuffragette
14 min walk
Harringay Green LanesNational Rail
14 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
15 min walk
Seven Sisters Underground StationVictoria
17 min walk
No bus stops within 400m

45

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria ★44 min
Waterloo51 min ↑
Canary Wharf57 min ↑
City50 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)27
Nearest car park25m
Santander docks (800m)0
Nearest cycle dock3.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

5%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed118 Mbps
Median download171 Mbps
Superfast coverage100%
All operators 5G94%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 22%
More green space than 90% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.8 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield850.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PILOT SE LOCALITY TELEPHONE APPOINTMENTS

339-341 WEST GREEN ROAD, N15 3PB

1 min walk

8

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 716 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

234

Parks (1km)

15

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

7

Convenience

Nearest supermarket489 m
2 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

894m

Post office

Nearby shops

Tesco Express17 m
Atakan Supermarket40 m
Aragon Convenience Store45 m
Sainsbury's Local72 m

Nearby cafes

Rose Cafe45 m
Mi Gusto Coffee Shop57 m
French Crepes73 m
Perkyn's84 m

Nearby restaurants

Umut Ocakbasi41 m
Perfect Chicken and Pizza54 m
chez nicky62 m
Mo's Grill House65 m

Nearby pubs

K K McCools172 m
Esplanade Club331 m
Emporer Banqueting Suite421 m
The Green Gate570 m

Nearby gyms

Bind Yoga Studio123 m
Legends Gym676 m
Kids swimming pool838 m

Nearby pharmacies

All Cures Pharmacy62 m
Stearns Pharmacy693 m
Green Light Pharmacy & Travel Clinic741 m

Nearby health

West Green Dental Practice67 m
The Green Dental Surgery488 m
St. Ann's Road Surgery605 m
West Green Surgery628 m
Food hygiene (5-star)66% of 59

Business

Local businesses registered here

Active businesses
19
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ADE CONSTRUCT LTD
ARKO INVEST LTD
ARMINA GROUP LTD
BAC SERVICES AND SUPPLIES LTD
BINARY APEX LTD

+14 more

Investment

Investment grade, yield and market outlook

33

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.9

Price growth score

D
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,092m
Crossrail 2 route1,410m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,541 nationally

1,763

Est. population

6,625/km²

61%

Employed

46%

Degree educated

£42,600

Median income

8.7%

Claimant rate

SuburbanMedium densityEstablished mixed

37

Community stability

Age profile

22%
25%
27%
15%
Under 1822%
18–3425%
35–4927%
50–6415%
65+10%

Tenure

22%
24%
39%
Own outright22%
Own (mortgage)24%
Private rent39%
Social rent11%
Shared ownership4%

Ethnicity

27%
30%
14%
White British27%
White Other30%
Asian14%
Black12%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine22%
No car household53%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent39%
Social rent11%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
291
Under construction
0
Completed (3yr)
14
Largest scheme
291 homes · Haringey Ward, St Anns General Hospital, St Anns Road, Tottenham, London, N15 3TH, St Anns Road, N15 3TH
Pipeline pressure
HIGH

Named schemes (500m)

Keston Centre, Keston Centre, Keston Road, N17 6PW126 homes
completed
CONWAY ROAD DEPOT, CONWAY ROAD DEPOT, CONWAY ROAD, N1511 homes
completed
270-274, 270-274, West Green Road, N15 3QR9 homes
completed
276-278, 276-278, West Green Road, N15 3QR8 homes
completed
2, 2, Etherley Road, N15 3AJ8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.4%
Ward turnout
39%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Anne Maureen GrayGreen
Seema ChandwaniLabour
Sarah Anne WilliamsLabour

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Key facts for N15 3AN

Full postcodeN15 3AN
Postcode districtN15
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.586360
Longitude-0.091409
Parliamentary constituencyTottenham
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey