St Ann's · Haringey · Tottenham constituency · 51.58383, -0.09761

N15 3JS— St Ann's, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 43/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
70
Schools
95
Transport
43
Environment
76
Investment
59

The bottom line

N15 3JS 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 catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N15 3JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.7% vs London avg
vs London crime+45.0% vs London avg

Deep-dive guides for N15 3JS

🛡️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 3JS 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 · 8 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

94.0 incidents per 1,000 residents

Higher crime than 71% of London
↑ Rising 272.9%

+15% vs borough

Crime by type

Other24%
Violence & sexual offences21%
Anti-social behaviour16%
Vehicle crime16%
Burglary8%
Drug offences6%
Theft4%
Robbery4%

Stop & search

8.4

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 2.0km

Crime is +45% above London average

Property

Prices, sales volume and market trends

Avg floor area80.1 m²

EPC breakdown

C
20%
D
41%
E
6%
F
1%
G
1%

Based on 69 properties · Confidence: high

Street mix

Semi 4%Terraced 82%Flat 15%

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£200,250
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)
RoofPitched, no insulation (assumed)
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

1997–2023 · CAGR

+7.7%

Total change

+589%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.9%

per year

Acceleration

+4.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 54 sales

Property Type Mix

Total: 54 sales

Semi-detached3.7%
Terraced83.3%
Flat/maisonette13%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£96k£162k+68.7%2.8
Post-dot-com plateau2001–2004£140k£248k+77.1%1.7
Pre-crash peak2005–2007£250k£300k+20%3
GFC & correction2009–2010£245k£279k+13.7%1.5
Help-to-Buy recovery2013–2016£385k£633k+64.3%3
Brexit uncertainty2017–2018£475k£650k+36.8%1
Pandemic surge2020–2021£722k£899k+24.6%3
Rate-rise correction2022–2023£750k£661k-11.9%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
7.9%
District
8.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing4
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
9.4 min walk
Harringay Green Lanes

Nearby stations

Harringay Green Lanes Rail StationSuffragette
9 min walk
Harringay Green LanesNational Rail
9 min walk
Turnpike Lane Underground StationPiccadilly
10 min walk
Manor House Underground StationPiccadilly
18 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
19 min walk
No bus stops within 400m

60

Walkability score

88

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

9

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)27
Nearest car park144m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Visitors Car Park
773m

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 waterMEDIUM
Medium
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: 5.8 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 37%
More green space than 88% 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

PILOT SE LOCALITY TELEPHONE APPOINTMENTS

339-341 WEST GREEN ROAD, N15 3PB

6 min walk

4

GPs within 1km

12

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 759 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

427

Parks (1km)

41

Restaurants (800m)

20

Cafes (800m)

6

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

7

Convenience

Nearest supermarketHarringay Food Centre · 179 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)

450m

Post office

Nearby shops

Green Apple163 m
Lion King242 m
Rainbow313 m
Brou's Cellar333 m

Nearby cafes

Chakra183 m
Beans & Barley199 m
Jam in a Jar204 m
Stamp Brasserie297 m

Nearby restaurants

Selale161 m
George's Fish Bar173 m
Haringey Corbacisi174 m
Ora Lounge176 m

Nearby pubs

Langham Working Mens Club172 m
The Salisbury212 m
Brouhaha328 m
Brouhaha Bar333 m

Nearby gyms

Legends Gym162 m
Bind Yoga Studio611 m
The Gym824 m

Nearby pharmacies

Stearns Pharmacy182 m
Green Light Pharmacy & Travel Clinic244 m
All Cures Pharmacy452 m
Med-Chem Pharmacy688 m

Nearby health

Haringey Smiles153 m
The Old Surgery155 m
West Green Surgery163 m
Medipark Clinic179 m
Food hygiene (5-star)71% of 136

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AMRIT PROPERTIES LTD
BGC PAINTING AND DECORATING LTD
CORTADO ESPRESSO BAR LIMITED
EUROPA FOOD MARKET LTD
IGNITE RENTALS LTD

+7 more

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 score25/100
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

38.4

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route9,794m
Crossrail 2 route1,766m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,356 nationally

1,905

Est. population

20,001/km²

63%

Employed

42%

Degree educated

£46,500

Median income

7.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

17%
32%
27%
15%
Under 1817%
18–3432%
35–4927%
50–6415%
65+9%

Tenure

17%
20%
39%
23%
Own outright17%
Own (mortgage)20%
Private rent39%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

23%
31%
17%
14%
White British23%
White Other31%
Asian17%
Black14%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine24%
No car household61%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent39%
Social rent23%

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)
10
Development activity
high
Residential apps (800m)
4
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)
35
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
472-480, 472-480, WEST GREEN ROAD, N15 3DA22 homes
completed
BACKLANDS SITE, BETWEEN, BACKLANDS SITE, BETWEEN, WEST GREEN ROAD, STANMORE RD (2), CARLINGFORD ROAD, N1518 homes
completed
586 - 588, 586 - 588, Green Lanes, N8 0RP18 homes
completed
THE COLISEUM, THE COLISEUM, GREEN LANES, N815 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 3JS

Full postcodeN15 3JS
Postcode districtN15
BoroughLondon Borough of Haringey
WardSt Ann's
Latitude51.583826
Longitude-0.097606
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