West Green · Haringey · Tottenham constituency · 51.58751, -0.09855

N15 3DA— West Green, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 61/100Transport 48/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
61
Schools
95
Transport
48
Environment
85
Investment
44

The bottom line

N15 3DA offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N15 3DA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.4% vs London avg
vs London crime+132.0% vs London avg

Deep-dive guides for N15 3DA

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

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“High-connectivity investment target”

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How N15 3DA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St John Vianney RC Primary School

Outstanding · Inspected Feb 2024 · 3 min walk

KS2: 109.0

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 7 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

150.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 436.1%

+84% vs borough

Crime by type

Other29%
Violence & sexual offences22%
Anti-social behaviour17%
Theft12%
Vehicle crime7%
Robbery6%
Drug offences5%
Burglary3%

Stop & search

8.7

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

3

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.9km

Crime is +132% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,310/m²
Price per ft²£400/ft²
Avg floor area55.8 m²

EPC breakdown

B
5%
C
24%
D
3%
E
3%

Based on 35 properties · Confidence: high

Street mix

Terraced 6%Flat 82%Other 12%

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£139,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+6.7%

Total change

+314%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.0%

per year

Acceleration

+23.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 29 sales

Property Type Mix

Total: 29 sales

Terraced6.9%
Flat/maisonette93.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£70k£70k+0%1
Post-dot-com plateau2001–2004£99k£214k+116.2%1.5
Pre-crash peak2007–2007£165k£165k+0%1
Help-to-Buy recovery2016–2016£200k£200k+0%23
Pandemic surge2021–2021£290k£290k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

63

Walkability score

92

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)

5

EV chargers (800m)

Total spaces (800m)13
Nearest car park240m
Santander docks (800m)0
Nearest cycle dock3.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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 waterLOW
Low
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 97% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 37%
More green space than 95% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.3 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

HAVERGAL SURGERY

10 HAVERGAL VILLAS, GREEN LANES, TOTTENHAM, N15 3DY

4 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

437

Parks (1km)

46

Restaurants (800m)

25

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

7

Convenience

Nearest supermarketMarket Basket · 12 m
1 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

849m

Post office

Nearby shops

West Green Food & Wine53 m
West Green Mini Mart196 m
M&Z International Foods196 m
Asda Express204 m

Nearby cafes

Bibi's Canteen29 m
Cafe Blue Sky Bar42 m
BG Zakuska155 m
Plovdiv156 m

Nearby restaurants

Loasi Pizzria36 m
Pantanal Bar & Restaurant45 m
China Chef48 m
Autograf Restaurant49 m

Nearby pubs

The Green Gate63 m
Emporer Banqueting Suite103 m
Esplanade Club185 m
Langham Working Mens Club330 m

Nearby gyms

Legends Gym508 m
Bind Yoga Studio634 m
The Gym936 m

Nearby pharmacies

All Cures Pharmacy480 m
Stearns Pharmacy490 m
Mintons Chemist522 m
Green Light Pharmacy & Travel Clinic621 m

Nearby health

Duckett Dental Surgery273 m
The Skin Laser & Cosmetic Surgery Clinic278 m
West Green Surgery369 m
Haringey Smiles468 m
Food hygiene (5-star)61% of 142

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

AYORKOH LTD
BELLUZA LIMITED
BISTRO488 LTD
CEPELE CONSTRUCTION LTD
GABBY TYRES AND SERVICES LIMITED

+2 more

Investment

Investment grade, yield and market outlook

44

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 score28/100
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

53.2

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,202m
Crossrail 2 route1,920m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,915 nationally

2,173

Est. population

23,015/km²

60%

Employed

47%

Degree educated

£42,600

Median income

7.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

22%
29%
25%
15%
Under 1822%
18–3429%
35–4925%
50–6415%
65+9%

Tenure

15%
19%
39%
25%
Own outright15%
Own (mortgage)19%
Private rent39%
Social rent25%
Shared ownership2%
Rent free0%

Ethnicity

23%
28%
15%
14%
White British23%
White Other28%
Asian12%
Black15%
Mixed8%
Other14%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine22%
No car household60%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Private rent39%
Social rent25%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
6
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)
3

Housing pipeline (800m)

Homes approved
22
Under construction
0
Completed (3yr)
48
Largest scheme
133 homes · 590 594 Warehouse, 590-598, Green Lanes, N8 0RA
Pipeline pressure
MODERATE

Named schemes (500m)

590 594 Warehouse, 590-598, Green Lanes, N8 0RA133 homes
completed
MILTON ROAD DEPOT, 70, MILTON ROAD DEPOT, 70, MILTON ROAD, N1567 homes
completed
FORMER GPO DEPOT & PLAYGROUND, FORMER GPO DEPOT & PLAYGROUND, WILLOW WALK, N1525 homes
completed
472-480, 472-480, WEST GREEN ROAD, N15 3DA22 homes
completed
586 - 588, 586 - 588, Green Lanes, N8 0RP18 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 3DA

Full postcodeN15 3DA
Postcode districtN15
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.587510
Longitude-0.098550
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