West Green · Haringey · Tottenham constituency · 51.58986, -0.10148

N15 3ED— West Green, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 61/100Transport 58/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
61
Schools
90
Transport
58
Environment
81
Investment
59

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N15 3ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for N15 3ED

🛡️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 3ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

North Harringay Primary School

Not yet inspected · 7 min walk

KS2: 107.0

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 10 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 12 min walk

6 primaries · 1 secondaries · 0 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)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.8km

Crime is +132% above London average

Property

Prices, sales volume and market trends

Avg floor area72.3 m²

EPC breakdown

B
6%
C
1%
D
7%

Based on 14 properties · Confidence: medium

Street mix

Terraced 40%Detached 7%Flat 53%

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£180,750
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsSolid brick, as built, no insulation (assumed)
Roof²K
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2019 · CAGR

+6.2%

Total change

+325%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.6%

per year

Acceleration

-27.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 13 sales

Property Type Mix

Total: 13 sales

Detached7.7%
Terraced38.5%
Flat/maisonette53.8%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£175k+88.6%1.5
Post-dot-com plateau2003–2004£110k£176k+60%1
Pre-crash peak2007–2007£243k£243k+0%1
GFC & correction2011–2012£375k£250k-33.3%1
Help-to-Buy recovery2015–2015£350k£350k+0%1
Brexit uncertainty2019–2019£394k£394k+0%1

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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Turnpike Lane StationPiccadilly line
0.9 min walk
Hornsey

Nearby stations

Turnpike Lane Underground StationPiccadilly
1 min walk
HornseyNational Rail
10 min walk
Wood Green Underground StationPiccadilly
13 min walk
Harringay Green Lanes Rail StationSuffragette
18 min walk
Seven Sisters Rail StationGreater Anglia · Weaver
25 min walk
No bus stops within 400m

66

Walkability score

168

Footpaths (500m)

0

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★41 min
Waterloo48 min ↑
Canary Wharf55 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

9

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)43
Nearest car park92m
Santander docks (800m)0
Nearest cycle dock3.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

65%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed359 Mbps
Median download368 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.5 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 34%
More green space than 90% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.6 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

1 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.4 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

412

Parks (1km)

45

Restaurants (800m)

24

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

13

Convenience

Nearest supermarketChung Hwa Hong Supermarket · 155 m
1 tennis courts1 sports halls

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)

507m

Post office

Nearby shops

New Bakers64 m
Local Express93 m
Delta Bakery169 m
Tugra Baklava184 m

Nearby cafes

Olive Brunch102 m
Harvest Cafe126 m
Sark Kosesi160 m
Costa170 m

Nearby restaurants

Gurmani100 m
Tennessee Express129 m
Sunny Beach136 m
Crepe Station153 m

Nearby pubs

The Toll Gate260 m
The Green Gate271 m
Emporer Banqueting Suite432 m
The Westbury461 m

Nearby gyms

The Gym606 m
Legends Gym777 m
Chapman's Green Tennis Courts1.2 km

Nearby pharmacies

Mintons Chemist200 m
Sia Pharmacy527 m
Boots617 m
Stearns Pharmacy747 m

Nearby health

Millenium Dental Practice188 m
Duckett Dental Surgery501 m
The Skin Laser & Cosmetic Surgery Clinic508 m
Sky Dental Practice514 m
Food hygiene (5-star)60% of 154

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

27 CARLINGFORD ROAD (FREEHOLD) LIMITED
FLAT ON ONE LTD
OAKFIELD CLEANING SERVICES LTD

Investment

Investment grade, yield and market outlook

59

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

44.8

Price growth score

D
High

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,464m
Crossrail 2 route2,203m

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

Urban coreVery 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)
4
Live planning apps (800m)
14
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)
1

Housing pipeline (800m)

Homes approved
20
Under construction
0
Completed (3yr)
51
Largest scheme
133 homes · 590 594 Warehouse, 590-598, Green Lanes, N8 0RA
Pipeline pressure
MODERATE

Named schemes (500m)

MILTON ROAD DEPOT, 70, MILTON ROAD DEPOT, 70, MILTON ROAD, N1567 homes
completed
14a, 14a, Willoughby Road, N8 0JJ25 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
461, 461, WEST GREEN ROAD, N1512 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 3ED

Full postcodeN15 3ED
Postcode districtN15
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.589860
Longitude-0.101483
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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