St Ann's · Haringey · Tottenham constituency · 51.58319, -0.09413

N15 3BE— St Ann's, Haringey

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

The family fortress

 

Schools 100%Safety 79/100Transport 34/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
67
Safety
79
Schools
90
Transport
34
Environment
73
Investment
42

The bottom line

N15 3BE 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 3BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.7% vs London avg
vs London crime-42.0% vs London avg

Deep-dive guides for N15 3BE

🛡️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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“The family fortress”

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How N15 3BE 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 · 2 min walk

KS2: 106.1

★★

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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.6 incidents per 1,000 residents

Better than 73% of London
↑ Rising 883.3%

from a low base — still below London average

-54% vs borough

Crime by type

Other37%
Violence & sexual offences31%
Vehicle crime10%
Theft7%
Burglary7%
Anti-social behaviour3%
Drug offences3%
Robbery2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.9km

Crime is 42% below London average

Property

Prices, sales volume and market trends

Avg floor area85 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_low

Street mix

Terraced 100%

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£212,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2016 · CAGR

+9.9%

Total change

+498%

Market Activity

Price Velocity & Acceleration

Current Velocity

+132.4%

per year

Acceleration

+125.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£88k£80k-8.6%1
Post-dot-com plateau2001–2004£175k£225k+28.6%1
Help-to-Buy recovery2016–2016£523k£523k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
11.6 min walk
Harringay Green Lanes

Nearby stations

Harringay Green Lanes Rail StationSuffragette
9 min walk
Harringay Green LanesNational Rail
9 min walk
Turnpike Lane Underground StationPiccadilly
12 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
16 min walk
Manor House Underground StationPiccadilly
17 min walk
No bus stops within 400m

45

Walkability score

33

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)

5

EV chargers (800m)

Total spaces (800m)27
Nearest car park394m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Visitors Car Park
555m
🅿️
Visitors Car Park
599m

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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% 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 AONB23% green spaceTree canopy: 31%
More green space than 78% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.0 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

4 min walk

5

GPs within 1km

10

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 521 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

294

Parks (1km)

43

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Salisbury (373 m)

Nearest supermarketCudi Food Centre · 431 m
1 tennis courts1 swimming pools

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)

502m

Post office

Nearby shops

St Ann's Food & Wine202 m
Local Supermarket300 m
Sainsbury's Local336 m
Atakan Supermarket366 m

Nearby cafes

Rose Cafe291 m
Chestnut Cafe314 m
Mi Gusto Coffee Shop360 m
Perkyn's422 m

Nearby restaurants

George's Fish Bar336 m
Pronto Pizza356 m
Durak Tantuni358 m
Umut Ocakbasi376 m

Nearby pubs

The Salisbury373 m
Langham Working Mens Club420 m
Esplanade Club425 m
Brouhaha444 m

Nearby gyms

Legends Gym374 m
Bind Yoga Studio456 m
The Gym792 m

Nearby pharmacies

All Cures Pharmacy341 m
Green Light Pharmacy & Travel Clinic393 m
Stearns Pharmacy409 m
Med-Chem Pharmacy689 m

Nearby health

The Old Surgery384 m
Haringey Smiles386 m
West Green Dental Practice406 m
Medipark Clinic410 m
Food hygiene (5-star)68% of 127

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

FALLON FILMS LTD
PG FILMS LIMITED

Investment

Investment grade, yield and market outlook

42

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 score26/100
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

34.1

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route9,731m
Crossrail 2 route1,518m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,609 nationally

1,567

Est. population

9,318/km²

65%

Employed

51%

Degree educated

£46,500

Median income

7.8%

Claimant rate

SuburbanHigh densityEstablished mixed

38

Community stability

Age profile

18%
29%
28%
15%
Under 1818%
18–3429%
35–4928%
50–6415%
65+10%

Tenure

22%
25%
39%
Own outright22%
Own (mortgage)26%
Private rent39%
Social rent12%
Shared ownership2%

Ethnicity

34%
29%
White British34%
White Other29%
Asian9%
Black11%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine21%
No car household55%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent39%
Social rent12%

vs. London

Income vs London+10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
5
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
300
Under construction
0
Completed (3yr)
28
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)

CONWAY ROAD DEPOT, CONWAY ROAD DEPOT, CONWAY ROAD, N1511 homes
completed
2, 2, Etherley Road, N15 3AJ8 homes
completed
78, 78, Black Boy Lane, N15 3AR7 homes
completed
414-416, 414-416, West Green Road, N15 3PU6 homes
completed
434, St Anns Road, London, N15 3JH, 434, N15 3JH6 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 3BE

Full postcodeN15 3BE
Postcode districtN15
BoroughLondon Borough of Haringey
WardSt Ann's
Latitude51.583194
Longitude-0.094125
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
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