West Green · Haringey · Tottenham constituency · 51.58827, -0.09323

N15 3LU— West Green, Haringey

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

 

Schools 100%Safety 71/100Transport 35/100Yield 3.56%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
63
Safety
71
Schools
90
Transport
35
Environment
75
Investment
49

The bottom line

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

Less suited to Car-free commuters.

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Location

N15 3LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.4% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for N15 3LU

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe
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How N15 3LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

West Green Primary School

Not yet inspected · 5 min walk

KS2: 106.1

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 3 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.8 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 302.6%

+6% vs borough

Crime by type

Violence & sexual offences25%
Other22%
Anti-social behaviour15%
Vehicle crime10%
Theft9%
Burglary8%
Robbery5%
Drug offences4%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.6km

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area43.7 m²

EPC breakdown

C
14%
D
14%
E
7%
F
1%

Based on 36 properties · Confidence: high

Street mix

Terraced 10%Flat 90%

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£109,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+8.3%

Total change

+583%

Market Activity

Price Velocity & Acceleration

Current Velocity

-55.7%

per year

Acceleration

-439.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 19 sales

Property Type Mix

Total: 19 sales

Terraced10.5%
Flat/maisonette89.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£100k+66.7%1.8
Post-dot-com plateau2001–2003£100k£150k+50.5%2.5
Pre-crash peak2006–2007£189k£191k+1.1%2
GFC & correction2009–2009£191k£191k+0%1
Help-to-Buy recovery2015–2015£925k£925k+0%1
Pandemic surge2021–2021£410k£410k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.6% alpha

Flat/maisonette-2.6% α
Local
9.7%
District
12.3%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Turnpike Lane StationPiccadilly line
8.1 min walk
Harringay Green Lanes

Nearby stations

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

50

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

3.6 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)

6

EV chargers (800m)

Total spaces (800m)13
Nearest car park230m
Santander docks (800m)0
Nearest cycle dock3.6 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: 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: 6.3 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.0 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

3 min walk

5

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 958 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

272

Parks (1km)

16

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

6

Convenience

Nearest supermarket257 m
2 tennis courts1 swimming pools

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)

1.0km

Post office

Nearby shops

Braseef245 m
West Green Mini Mart253 m
Tesco Express258 m
Sainsbury's Local264 m

Nearby cafes

Mi Gusto Coffee Shop242 m
Rose Cafe277 m
French Crepes292 m
Perkyn's316 m

Nearby restaurants

Durak Tantuni237 m
Pronto Pizza237 m
Perfect Chicken and Pizza281 m
Mo's Grill House287 m

Nearby pubs

Esplanade Club259 m
Emporer Banqueting Suite327 m
K K McCools371 m
The Green Gate422 m

Nearby gyms

Bind Yoga Studio339 m
Kids swimming pool698 m
Legends Gym732 m

Nearby pharmacies

All Cures Pharmacy267 m
Stearns Pharmacy734 m
Green Light Pharmacy & Travel Clinic824 m

Nearby health

West Green Dental Practice306 m
Duckett Dental Surgery600 m
The Skin Laser & Cosmetic Surgery Clinic602 m
West Green Surgery637 m
Food hygiene (5-star)61% of 62

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

47 BELMONT ROAD LIMITED

Investment

Investment grade, yield and market outlook

49

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 score18/100
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

26.7

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,298m
Crossrail 2 route1,610m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,541 nationally

1,763

Est. population

6,625/km²

61%

Employed

46%

Degree educated

£42,600

Median income

8.7%

Claimant rate

SuburbanMedium densityEstablished mixed

37

Community stability

Age profile

22%
25%
27%
15%
Under 1822%
18–3425%
35–4927%
50–6415%
65+10%

Tenure

22%
24%
39%
Own outright22%
Own (mortgage)24%
Private rent39%
Social rent11%
Shared ownership4%

Ethnicity

27%
30%
14%
White British27%
White Other30%
Asian14%
Black12%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine22%
No car household53%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent39%
Social rent11%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
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
5
Under construction
0
Completed (3yr)
3
Largest scheme
126 homes · Keston Centre, Keston Centre, Keston Road, N17 6PW
Pipeline pressure
LOW

Named schemes (500m)

BACKLANDS SITE, BETWEEN, BACKLANDS SITE, BETWEEN, WEST GREEN ROAD, STANMORE RD (2), CARLINGFORD ROAD, N1518 homes
completed
270-274, 270-274, West Green Road, N15 3QR9 homes
completed
276-278, 276-278, West Green Road, N15 3QR8 homes
completed
2, 2, Etherley Road, N15 3AJ8 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 3LU

Full postcodeN15 3LU
Postcode districtN15
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.588270
Longitude-0.093234
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