West Green · Haringey · Tottenham constituency · 51.58906, -0.09561

N15 3LR— West Green, Haringey

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 51/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
75
Schools
90
Transport
51
Environment
77
Investment
50

The bottom line

N15 3LR offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

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Location

N15 3LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.4% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for N15 3LR

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How N15 3LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Belmont Junior School

Good · Inspected Apr 2022 · 4 min walk

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 5 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 · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.7 incidents per 1,000 residents

Better than 53% of London
↑ Rising 353.8%

-25% vs borough

Crime by type

Violence & sexual offences29%
Other24%
Anti-social behaviour17%
Vehicle crime14%
Burglary8%
Drug offences4%
Theft4%
Robbery1%

Stop & search

2.6

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.7km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N15 district median

£540,000

Based on 163 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£10,356/m²
Price per ft²£962/ft²
Avg floor area86.5 m²

EPC breakdown

C
26%
D
42%
E
10%
F
2%

Based on 80 properties · Confidence: high

Street mix

Semi 2%Terraced 67%Flat 29%Other 2%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£216,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.9%

Total change

+876%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.6%

per year

Acceleration

+31.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 54 sales

Property Type Mix

Total: 54 sales

Semi-detached1.9%
Terraced68.5%
Flat/maisonette29.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£200k+135.3%1.7
Post-dot-com plateau2001–2004£97k£192k+97.4%2
Pre-crash peak2006–2007£257k£294k+14%2
GFC & correction2008–2012£248k£438k+76.8%1
Help-to-Buy recovery2013–2014£452k£513k+13.4%4.5
Brexit uncertainty2018–2019£595k£657k+10.3%3
Pandemic surge2020–2021£765k£775k+1.2%3
Rate-rise correction2022–2023£878k£425k-51.6%2
Current market2024–2025£530k£830k+56.6%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Weakest performer

Terraced

-0.3% alpha

Flat/maisonette+1% α
Local
9.6%
District
8.6%
Terraced-0.3% α
Local
7.9%
District
8.2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

7out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing4
Trend Position10

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
5.9 min walk
Harringay Green Lanes

Nearby stations

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

52

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

3.7 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

6

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)13
Nearest car park355m
Santander docks (800m)0
Nearest cycle dock3.7 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 waterLOW
Low
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.4 km away✗ Not Green Belt✗ Not AONB74% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.1 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

5 min walk

4

GPs within 1km

11

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

271

Parks (1km)

23

Restaurants (800m)

18

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketCudi Food Centre · 252 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

West Green Food & Wine252 m
West Green Mini Mart257 m
Braseef266 m
Sainsbury's Local415 m

Nearby cafes

Cafe Blue Sky Bar254 m
Bibi's Canteen283 m
Rose Cafe393 m
Mi Gusto Coffee Shop398 m

Nearby restaurants

Noya248 m
China Chef253 m
Loasi Pizzria256 m
Autograf Restaurant279 m

Nearby pubs

Esplanade Club254 m
Emporer Banqueting Suite270 m
The Green Gate288 m
The Westbury535 m

Nearby gyms

Bind Yoga Studio522 m
Legends Gym729 m
Kids swimming pool736 m

Nearby pharmacies

All Cures Pharmacy422 m
Mintons Chemist610 m
Stearns Pharmacy720 m
Green Light Pharmacy & Travel Clinic834 m

Nearby health

West Green Dental Practice483 m
Duckett Dental Surgery533 m
The Skin Laser & Cosmetic Surgery Clinic537 m
Millenium Dental Practice603 m
Food hygiene (5-star)65% of 94

Business

Local businesses registered here

Active businesses
29
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
20
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ACTION RELIEF
AL BAYAN TRAVEL CENTRE LTD
AMAANI CONSULTANCY LTD
ANGLO-ARABIAN INVESTMENT & REALTY LTD
APRICUS REACH LTD

+15 more

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

51.3

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,379m
Crossrail 2 route1,796m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,796 nationally

1,913

Est. population

24,800/km²

61%

Employed

45%

Degree educated

£42,600

Median income

8.9%

Claimant rate

Urban coreVery high densityRenters

26

Community stability

Age profile

18%
27%
30%
16%
Under 1818%
18–3427%
35–4930%
50–6416%
65+9%

Tenure

14%
55%
18%
Own outright14%
Own (mortgage)12%
Private rent55%
Social rent18%
Shared ownership1%
Rent free0%

Ethnicity

24%
36%
17%
White British24%
White Other36%
Asian8%
Black17%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine22%
No car household65%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent55%
Social rent18%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
9
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)
0

Housing pipeline (800m)

Homes approved
14
Under construction
0
Completed (3yr)
26
Largest scheme
133 homes · 590 594 Warehouse, 590-598, Green Lanes, N8 0RA
Pipeline pressure
LOW

Named schemes (500m)

FORMER GPO DEPOT & PLAYGROUND, FORMER GPO DEPOT & PLAYGROUND, WILLOW WALK, N1525 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
461, 461, WEST GREEN ROAD, N1512 homes
completed
42, 42, Belmont Road, West Green, N15 3LU6 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 3LR

Full postcodeN15 3LR
Postcode districtN15
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.589064
Longitude-0.095612
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