Harringay · Haringey · Hornsey and Friern Barnet constituency · 51.58446, -0.09936

N15 3FA— Harringay, Haringey

Location and area intelligence for N15 3FA, Harringay, Haringey

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 44/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
67
Schools
95
Transport
44
Environment
79
Investment
61

The bottom line

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

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N15 3FA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+14.8% vs London avg
vs London crime+68.0% vs London avg

Deep-dive guides for N15 3FA

🛡️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 3FA 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 · 9 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 · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

109.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 322.2%

+34% vs borough

Crime by type

Other33%
Violence & sexual offences19%
Anti-social behaviour18%
Vehicle crime11%
Theft6%
Drug offences5%
Burglary5%
Robbery3%

Stop & search

4.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.9km

Crime is +68% above London average

Property

Prices, sales volume and market trends

Avg floor area68.9 m²

EPC breakdown

B
24%

Based on 24 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£172,250
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsAverage thermal transmittance 0.24 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2022 · CAGR

+27.3%

Total change

+106%

Market Activity

Price Velocity & Acceleration

Current Velocity

+106.3%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£291k£291k+0%2
Rate-rise correction2022–2022£600k£600k+0%22

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+23.3% alpha

Flat/maisonette+23.3% α
Local
27.3%
District
4%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
8 min walk
Harringay Green Lanes

Nearby stations

Turnpike Lane Underground StationPiccadilly
9 min walk
Harringay Green Lanes Rail StationSuffragette
10 min walk
Harringay Green LanesNational Rail
10 min walk
Manor House Underground StationPiccadilly
19 min walk
Wood Green Underground StationPiccadilly
20 min walk
No bus stops within 400m

64

Walkability score

108

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

5

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)13
Nearest car park21m
Santander docks (800m)0
Nearest cycle dock3.3 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 16%
More green space than 84% 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

7 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

13

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 899 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

420

Parks (1km)

41

Restaurants (800m)

22

Cafes (800m)

6

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

8

Convenience

Nearest supermarketEuromax Market · 70 m
1 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

509m

Post office

Nearby shops

Green Apple158 m
Rainbow184 m
Aksu Food Centre216 m
Lion King259 m

Nearby cafes

Beans & Barley68 m
Jam in a Jar69 m
Chakra73 m
The Corner Café & Bar236 m

Nearby restaurants

Ora Lounge95 m
Selale148 m
Mykonos Gyros178 m
Haringey Corbacisi179 m

Nearby pubs

Langham Working Mens Club32 m
The Salisbury247 m
Emporer Banqueting Suite304 m
Esplanade Club344 m

Nearby gyms

Legends Gym164 m
Bind Yoga Studio700 m
The Gym902 m

Nearby pharmacies

Stearns Pharmacy147 m
Green Light Pharmacy & Travel Clinic279 m
All Cures Pharmacy532 m
Med-Chem Pharmacy757 m

Nearby health

West Green Surgery39 m
Haringey Smiles124 m
The Skin Laser & Cosmetic Surgery Clinic127 m
Duckett Dental Surgery133 m
Food hygiene (5-star)65% of 132

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

SOLUTIONS BY EV LTD
TARRAGON HOUSE RTM COMPANY LIMITED

Investment

Investment grade, yield and market outlook

61

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

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

44.5

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route9,862m
Crossrail 2 route1,895m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,360 nationally

2,436

Est. population

14,709/km²

66%

Employed

53%

Degree educated

£48,200

Median income

7.3%

Claimant rate

Inner cityHigh densityRenters

29

Community stability

Age profile

20%
27%
30%
15%
Under 1820%
18–3427%
35–4930%
50–6415%
65+8%

Tenure

18%
19%
55%
Own outright18%
Own (mortgage)19%
Private rent55%
Social rent8%
Shared ownership0%
Rent free0%

Ethnicity

29%
36%
White British29%
White Other36%
Asian8%
Black8%
Mixed9%
Other10%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine20%
No car household64%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Private rent55%
Social rent8%

vs. London

Income vs London+14.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
12
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)
2

Housing pipeline (800m)

Homes approved
14
Under construction
0
Completed (3yr)
42
Largest scheme
133 homes · 590 594 Warehouse, 590-598, Green Lanes, N8 0RA
Pipeline pressure
LOW

Named schemes (500m)

590 594 Warehouse, 590-598, Green Lanes, N8 0RA133 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
BACKLANDS SITE, BETWEEN, BACKLANDS SITE, BETWEEN, WEST GREEN ROAD, STANMORE RD (2), CARLINGFORD ROAD, N1518 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
17.6%
Ward turnout
47%
Election year
2026
MP
Catherine West (Labour)
MP majority
21,475
Constituency
Hornsey and Friern Barnet

Councillors

Jo KuperGreen
Rosie LatchfordGreen
Marc John JennerGreen

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Key facts for N15 3FA

Full postcodeN15 3FA
Postcode districtN15
BoroughLondon Borough of Haringey
WardHarringay
Latitude51.584457
Longitude-0.099355
Parliamentary constituencyHornsey and Friern Barnet
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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