West Green · Haringey · Tottenham constituency · 51.58811, -0.09978

N15 3DR— West Green, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 61/100Transport 49/100Yield 3.56%⚠ 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
49
Environment
85
Investment
57

The bottom line

N15 3DR 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 3DR

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 3DR

🛡️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 3DR 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 · 4 min walk

KS2: 109.0

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 8 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 · 9 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.9km

Crime is +132% above London average

Property

Prices, sales volume and market trends

Avg floor area81 m²

EPC breakdown

C
9%
D
4%

Based on 13 properties · Confidence: medium

Street mix

Flat 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£202,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, 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

1998–2013 · CAGR

+8.3%

Total change

+229%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.3%

per year

Acceleration

-4.37

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£75k£96k+28%1.7
Pre-crash peak2006–2007£160k£202k+26.6%1
Help-to-Buy recovery2013–2013£247k£247k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
7.5%
District
7.6%

CAGR over 13yr 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
Trend Position75

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
3.5 min walk
Harringay Green Lanes

Nearby stations

Turnpike Lane Underground StationPiccadilly
4 min walk
Harringay Green Lanes Rail StationSuffragette
15 min walk
Harringay Green LanesNational Rail
15 min walk
Wood Green Underground StationPiccadilly
16 min walk
Seven Sisters Rail StationGreater Anglia · Weaver
23 min walk
No bus stops within 400m

65

Walkability score

149

Footpaths (500m)

0

Santander docks (800m)

3.6 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

7

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)13
Nearest car park137m
Santander docks (800m)0
Nearest cycle dock3.6 km

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: 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: 6.3 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.4 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

2 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

12

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.2 km
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

437

Parks (1km)

46

Restaurants (800m)

25

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

7

Convenience

Nearest supermarketMarket Basket · 120 m
1 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

916m

Post office

Nearby shops

West Green Food & Wine161 m
Asda Express173 m
M&Z International Foods178 m
Aksu Food Centre227 m

Nearby cafes

Plovdiv112 m
BG Zakuska115 m
Bibi's Canteen131 m
Cafe Blue Sky Bar150 m

Nearby restaurants

Autograf Restaurant59 m
Loasi Pizzria144 m
Pantanal Bar & Restaurant150 m
China Chef155 m

Nearby pubs

The Green Gate45 m
Emporer Banqueting Suite211 m
Esplanade Club292 m
Langham Working Mens Club387 m

Nearby gyms

Legends Gym570 m
Bind Yoga Studio733 m
The Gym831 m

Nearby pharmacies

Mintons Chemist415 m
Stearns Pharmacy546 m
All Cures Pharmacy584 m
Sia Pharmacy645 m

Nearby health

Duckett Dental Surgery307 m
The Skin Laser & Cosmetic Surgery Clinic313 m
Millenium Dental Practice371 m
West Green Surgery425 m
Food hygiene (5-star)62% of 152

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

ATSOY CONSTRUCTION LTD
SARKYAN LTD

Investment

Investment grade, yield and market outlook

57

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

41.7

Price growth score

D
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,268m
Crossrail 2 route2,022m

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)
14
Development activity
high
Residential apps (800m)
7
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)
65
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
14a, 14a, Willoughby Road, N8 0JJ25 homes
completed
472-480, 472-480, WEST GREEN ROAD, N15 3DA22 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 3DR

Full postcodeN15 3DR
Postcode districtN15
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.588106
Longitude-0.099781
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