St Ann's · Haringey · Tottenham constituency · 51.58299, -0.09187

N15 3AT— St Ann's, Haringey

Location and area intelligence for N15 3AT, St Ann's, Haringey

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 38/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
61
Safety
72
Schools
90
Transport
38
Environment
65
Investment
47

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N15 3AT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for N15 3AT

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How N15 3AT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Chestnuts Primary School

Good · Inspected Nov 2022 · 0 min walk

KS2: 107.3

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 6 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.9 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 341.2%

+1% vs borough

Crime by type

Violence & sexual offences35%
Other23%
Anti-social behaviour18%
Theft7%
Vehicle crime7%
Burglary5%
Robbery4%
Drug offences1%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.7km

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area101.3 m²

EPC breakdown

C
6%
D
11%
E
4%

Based on 21 properties · Confidence: medium

Street mix

Semi 6%Terraced 83%Flat 10%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£253,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+8.5%

Total change

+798%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.7%

per year

Acceleration

-21.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £50k–£75k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached6.4%
Terraced83%
Flat/maisonette10.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£131k+104.7%2
Post-dot-com plateau2001–2004£138k£186k+35.3%2.2
Pre-crash peak2005–2007£210k£248k+18.1%2.3
GFC & correction2008–2010£271k£264k-2.7%2.5
Help-to-Buy recovery2013–2016£388k£504k+30.1%1.8
Brexit uncertainty2017–2019£518k£432k-16.6%1
Pandemic surge2020–2021£560k£630k+12.5%1.5
Rate-rise correction2022–2022£575k£575k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
10.5%
District
9.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Turnpike Lane StationPiccadilly line
13 min walk
Harringay Green Lanes

Nearby stations

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

38

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

3.3 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

9

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)27
Nearest car park326m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Visitors Car Park
453m
🅿️
Visitors Car Park
483m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.8 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.9 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

HARINGEY PALLIATIVE CARE TEAM

GEORGE MARSH CENTRE, ST ANN'S ROAD, TOTTENHAM, N15 3TH

3 min walk

6

GPs within 1km

11

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 394 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

225

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

6

Convenience

No pubs within 400m — nearest: K K McCools (421 m)

Nearest supermarketCudi Food Centre · 525 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

606m

Post office

Nearby shops

Local Supermarket173 m
St Ann's Food & Wine250 m
Sainsbury's Local334 m
Atakan Supermarket337 m

Nearby cafes

Chestnut Cafe180 m
Rose Cafe334 m
Mi Gusto Coffee Shop358 m
Perkyn's366 m

Nearby restaurants

Umut Ocakbasi341 m
chez nicky354 m
Hawthorn Restaurant363 m
Yard Sale Pizza372 m

Nearby pubs

K K McCools421 m
Esplanade Club517 m
The Salisbury521 m
Langham Working Mens Club574 m

Nearby gyms

Bind Yoga Studio389 m
Legends Gym530 m
The Gym833 m
Evoke1.1 km

Nearby pharmacies

All Cures Pharmacy334 m
Green Light Pharmacy & Travel Clinic537 m
Stearns Pharmacy566 m
Med-Chem Pharmacy755 m

Nearby health

St. Ann's Road Surgery336 m
West Green Dental Practice357 m
St Ann's Hospital394 m
Moorfields Eye Unit428 m
Food hygiene (5-star)72% of 61

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GROUCHO LOVEDAY UK LTD
LINCHPIN COLLECTIVE LTD
RELIANT ARTS CIC

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

16.6

Price growth score

E
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route9,716m
Crossrail 2 route1,361m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,061 nationally

1,810

Est. population

24,355/km²

66%

Employed

47%

Degree educated

£39,200

Median income

10.5%

Claimant rate

Inner cityVery high densityEstablished mixed

34

Community stability

Age profile

23%
26%
27%
15%
Under 1823%
18–3426%
35–4927%
50–6415%
65+9%

Tenure

18%
22%
45%
Own outright19%
Own (mortgage)22%
Private rent46%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

29%
31%
14%
White British29%
White Other31%
Asian10%
Black14%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household58%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent46%
Social rent13%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
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
293
Under construction
0
Completed (3yr)
20
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)

Haringey Ward, St Anns General Hospital, St Anns Road, Tottenham, London, N15 3TH, St Anns Road, N15 3TH291 homes
not_started
CONWAY ROAD DEPOT, CONWAY ROAD DEPOT, CONWAY ROAD, N1511 homes
completed
270-274, 270-274, West Green Road, N15 3QR9 homes
completed
Flat A Oliver Court, 113, Cornwall Road, London, N15 5AX, Cornwall Road, N15 5AX8 homes
completed
276-278, 276-278, West Green Road, N15 3QR8 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
30.1%
Ward turnout
42%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Ruairidh George PatonGreen
Georgia Helen TwiggGreen

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Key facts for N15 3AT

Full postcodeN15 3AT
Postcode districtN15
BoroughLondon Borough of Haringey
WardSt Ann's
Latitude51.582987
Longitude-0.091868
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