St Ann's · Haringey · Tottenham constituency · 51.58574, -0.09012

N15 3BP— St Ann's, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 37/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
58
Safety
72
Schools
90
Transport
37
Environment
65
Investment
37

The bottom line

N15 3BP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N15 3BP

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 3BP

🛡️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 3BP 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 · 4 min walk

KS2: 107.3

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 2 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 · 7 min walk

12 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.5km

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,026/m²
Price per ft²£560/ft²
Avg floor area74.3 m²

EPC breakdown

B
1%
C
13%
D
6%
E
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 12%Flat 82%Other 6%

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£185,750
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)
Roof(another dwelling above)
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

1995–2025 · CAGR

+3.5%

Total change

+182%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.8%

per year

Acceleration

-15.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached12.5%
Flat/maisonette87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£121k£50k-58.8%1.5
Post-dot-com plateau2003–2004£150k£162k+8%1
Pre-crash peak2005–2005£158k£158k+0%1
GFC & correction2009–2012£203k£233k+14.8%1
Help-to-Buy recovery2013–2013£210k£210k+0%1
Brexit uncertainty2017–2017£455k£455k+0%1
Pandemic surge2021–2021£370k£370k+0%1
Rate-rise correction2022–2022£500k£500k+0%1
Current market2024–2025£455k£342k-24.8%2

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position100

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
11.9 min walk
Harringay Green Lanes

Nearby stations

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

42

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★41 min
Waterloo47 min ↑
Canary Wharf56 min ↑
City47 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

6

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)27
Nearest car park122m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Visitors Car Park
722m
🅿️
Visitors Car Park
726m

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: 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: 6.1 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 25%
More green space than 90% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.7 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

2 min walk

8

GPs within 1km

5

Dentists within 1km

7

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 627 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

204

Parks (1km)

12

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

7

Convenience

Nearest supermarket585 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)

898m

Post office

Nearby shops

International Food Centre56 m
Aragon Convenience Store71 m
Sifat Superstore80 m
Atakan Supermarket93 m

Nearby cafes

Perkyn's44 m
French Crepes70 m
Rose Cafe108 m
Mi Gusto Coffee Shop152 m

Nearby restaurants

Yard Sale Pizza45 m
Greedy Fish & Chips49 m
chez nicky52 m
Uludag Restaurant52 m

Nearby pubs

K K McCools104 m
Esplanade Club433 m
Emporer Banqueting Suite523 m
The Palm572 m

Nearby gyms

Bind Yoga Studio60 m
Legends Gym719 m
Kids swimming pool883 m

Nearby pharmacies

All Cures Pharmacy138 m
Stearns Pharmacy742 m
Green Light Pharmacy & Travel Clinic771 m

Nearby health

West Green Dental Practice49 m
The Green Dental Surgery396 m
St. Ann's Road Surgery507 m
St Ann's Hospital627 m
Food hygiene (5-star)72% of 61

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

1 VICARAGE MANSIONS FREEHOLD LTD
ROMBRASCOM LTD

Investment

Investment grade, yield and market outlook

37

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 score15/100
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

34.1

Price growth score

D
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,029m
Crossrail 2 route1,303m

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)
6
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
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)
0

Housing pipeline (800m)

Homes approved
291
Under construction
0
Completed (3yr)
19
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
Dagmar Arms PH, 36, Dagmar Arms PH, 36, Cornwall Road, N15 5AR26 homes
completed
CONWAY ROAD DEPOT, CONWAY ROAD DEPOT, CONWAY ROAD, N1511 homes
completed
DOWNHILLS PARK DEPOT, DOWNHILLS PARK DEPOT, KESTON ROAD, N1710 homes
completed
270-274, 270-274, West Green Road, N15 3QR9 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 3BP

Full postcodeN15 3BP
Postcode districtN15
BoroughLondon Borough of Haringey
WardSt Ann's
Latitude51.585737
Longitude-0.090121
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