St Ann's · Haringey · Tottenham constituency · 51.58250, -0.09873

N15 3JH— St Ann's, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 45/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
69
Schools
95
Transport
45
Environment
73
Investment
61

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N15 3JH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.7% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for N15 3JH

🛡️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🍕 Buzzing

“High-connectivity investment target”

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How N15 3JH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

South Harringay Junior School

Outstanding · Inspected May 2023 · 4 min walk

KS2: 106.7

★★

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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

99.4 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 405.7%

+22% vs borough

Crime by type

Other28%
Anti-social behaviour21%
Violence & sexual offences19%
Vehicle crime11%
Burglary7%
Theft5%
Drug offences5%
Robbery3%

Stop & search

4.5

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 2.6km

Crime is +53% above London average

Property

Prices, sales volume and market trends

Avg floor area49.9 m²

EPC breakdown

B
1%
C
13%
D
11%
E
1%

Based on 26 properties · Confidence: medium

Street mix

Terraced 86%Flat 14%

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£124,750
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

1995–2019 · CAGR

+10%

Total change

+893%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

-175.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £150k–£175k · 14 sales

Property Type Mix

Total: 14 sales

Terraced85.7%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£76k£85k+12.6%1
Post-dot-com plateau2001–2004£150k£151k+0.7%1.3
Pre-crash peak2006–2007£249k£220k-11.6%1
GFC & correction2008–2009£415k£200k-51.8%1
Help-to-Buy recovery2016–2016£600k£600k+0%1
Brexit uncertainty2019–2019£750k£750k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
10.7 min walk
Harringay Green Lanes

Nearby stations

Harringay Green Lanes Rail StationSuffragette
7 min walk
Harringay Green LanesNational Rail
7 min walk
Turnpike Lane Underground StationPiccadilly
11 min walk
Manor House Underground StationPiccadilly
17 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
20 min walk
No bus stops within 400m

62

Walkability score

79

Footpaths (500m)

0

Santander docks (800m)

3.2 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

12

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)27
Nearest car park208m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Visitors Car Park
753m

Connectivity

Broadband and mobile coverage

100%

Full fibre

77%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed406 Mbps
Median download404 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: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.7 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 28%
More green space than 76% 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

HARINGEY PALLIATIVE CARE TEAM

GEORGE MARSH CENTRE, ST ANN'S ROAD, TOTTENHAM, N15 3TH

6 min walk

4

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 765 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

425

Parks (1km)

47

Restaurants (800m)

20

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

15

Convenience

Nearest supermarketHarringay Food Centre · 25 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)

292m

Post office

Nearby shops

Green Apple85 m
Lion King86 m
Brou's Cellar167 m
Antepzade204 m

Nearby cafes

Stamp Brasserie131 m
Chakra203 m
Beans & Barley236 m
Jam in a Jar248 m

Nearby restaurants

George's Fish Bar8 m
Little Dragons58 m
Haringey Corbacisi71 m
The Taco House80 m

Nearby pubs

The Salisbury49 m
Brouhaha162 m
Brouhaha Bar167 m
Langham Working Mens Club246 m

Nearby gyms

Legends Gym76 m
The Gym681 m
Bind Yoga Studio751 m

Nearby pharmacies

Green Light Pharmacy & Travel Clinic78 m
Stearns Pharmacy119 m
Med-Chem Pharmacy538 m
All Cures Pharmacy602 m

Nearby health

The Old Surgery108 m
House of Smiles112 m
Haringey Smiles116 m
Medipark Clinic125 m
Food hygiene (5-star)70% of 140

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ASH LONDON LTD
BREWBERRY BAKERY LTD
ECOMBASE GROUP LTD
GREENSTAR LETTINGS LIMITED
K&D ACCOUNTANTS LTD

+6 more

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 score26/100
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

39.8

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route9,646m
Crossrail 2 route1,832m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,938 nationally

1,780

Est. population

26,011/km²

65%

Employed

48%

Degree educated

£46,500

Median income

8.2%

Claimant rate

Inner cityVery high densityRenters

30

Community stability

Age profile

17%
34%
24%
17%
Under 1817%
18–3434%
35–4924%
50–6417%
65+8%

Tenure

17%
18%
50%
14%
Own outright17%
Own (mortgage)18%
Private rent50%
Social rent14%
Shared ownership1%
Rent free0%

Ethnicity

25%
32%
18%
White British25%
White Other32%
Asian9%
Black9%
Mixed7%
Other18%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine26%
No car household69%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent50%
Social rent14%

vs. London

Income vs London+10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
3
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
12
Under construction
0
Completed (3yr)
33
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
586 - 588, 586 - 588, Green Lanes, N8 0RP18 homes
completed
THE COLISEUM, THE COLISEUM, GREEN LANES, N815 homes
completed
THE SALISBURY PUBLIC HOUSE, THE SALISBURY PUBLIC HOUSE, GREEN LANES, N814 homes
completed
HARRINGAY UNITED CHURCH (1-13 COZEN CT.), 123, HARRINGAY UNITED CHURCH (1-13 COZEN CT.), 123, ALLISON ROAD, N813 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 3JH

Full postcodeN15 3JH
Postcode districtN15
BoroughLondon Borough of Haringey
WardSt Ann's
Latitude51.582505
Longitude-0.098730
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