West Green · Haringey · Tottenham constituency · 51.59084, -0.10211

N15 3NP— West Green, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 61/100Transport 54/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
61
Schools
90
Transport
54
Environment
81
Investment
59

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N15 3NP

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+1.4% vs London avg
vs London crime+132.0% vs London avg

Deep-dive guides for N15 3NP

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

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Postcode Personality

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“High-connectivity investment target”

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How N15 3NP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lift Noel Park

Not yet inspected · 6 min walk

KS2: 110.3

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 11 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 13 min walk

7 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

150.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 436.1%

+84% vs borough

Crime by type

Other29%
Violence & sexual offences22%
Anti-social behaviour17%
Theft12%
Vehicle crime7%
Robbery6%
Drug offences5%
Burglary3%

Stop & search

8.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

11

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.8km

Crime is +132% above London average

Property

Prices, sales volume and market trends

Avg floor area82.4 m²

EPC breakdown

C
3%
D
4%

Based on 7 properties · Confidence: low

Street mix

Terraced 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£206,000
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, 100 mm loft insulation
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

1997–2023 · CAGR

+8%

Total change

+638%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.4%

per year

Acceleration

-16.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 12 sales

Property Type Mix

Total: 12 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£78k£154k+97.4%1.5
Post-dot-com plateau2004–2004£245k£245k+0%1
Pre-crash peak2006–2006£250k£250k+0%1
Help-to-Buy recovery2016–2016£515k£515k+0%2
Rate-rise correction2022–2023£590k£576k-2.4%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.7% alpha

Terraced-1.7% α
Local
7.8%
District
9.5%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Turnpike Lane StationPiccadilly line
1 min walk
Hornsey

Nearby stations

Turnpike Lane Underground StationPiccadilly
1 min walk
HornseyNational Rail
11 min walk
Wood Green Underground StationPiccadilly
11 min walk
Harringay Green Lanes Rail StationSuffragette
19 min walk
Seven Sisters Rail StationGreater Anglia · Weaver
26 min walk
No bus stops within 400m

68

Walkability score

186

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★41 min
Waterloo48 min ↑
Canary Wharf55 min ↑
City47 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)

5

EV chargers (800m)

Total spaces (800m)119
Nearest car park208m
Santander docks (800m)0
Nearest cycle dock3.8 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 55%
More green space than 90% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.6 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

2 min walk

73%

Recommend GP

73%

Overall GP experience

5

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

381

Parks (1km)

47

Restaurants (800m)

25

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

13

Convenience

Nearest supermarketChung Hwa Hong Supermarket · 69 m
1 tennis courts1 sports halls

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)

496m

Post office

Nearby shops

Local Express57 m
Delta Bakery93 m
Tugra Baklava103 m
Tesco Express127 m

Nearby cafes

Harvest Cafe24 m
Sark Kosesi56 m
Olive Brunch85 m
Costa120 m

Nearby restaurants

Sunny Beach19 m
Tennessee Express51 m
The Turkish Kebab78 m
Gurmani78 m

Nearby pubs

The Toll Gate236 m
The Green Gate387 m
The Westbury394 m
Emporer Banqueting Suite545 m

Nearby gyms

The Gym498 m
Legends Gym893 m
Chapman's Green Tennis Courts1.1 km

Nearby pharmacies

Mintons Chemist131 m
Boots514 m
Sia Pharmacy517 m
Greenwoods808 m

Nearby health

Millenium Dental Practice172 m
Dental Practice474 m
Sky Dental Practice496 m
Hornsey Wood Green GP Surgery586 m
Food hygiene (5-star)62% of 169

Business

Local businesses registered here

Active businesses
69
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
42
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ACE GROUP INDUSTRIES LTD
ADNANTE LTD
ALFA BETA LONDON LTD
ALWAYS LEVEL UP LTD
ANKYRA BOOKKEEPING SERVICES LTD

+15 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 score28/100
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

46.1

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route10,573m
Crossrail 2 route2,288m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,915 nationally

2,173

Est. population

23,015/km²

60%

Employed

47%

Degree educated

£42,600

Median income

7.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

22%
29%
25%
15%
Under 1822%
18–3429%
35–4925%
50–6415%
65+9%

Tenure

15%
19%
39%
25%
Own outright15%
Own (mortgage)19%
Private rent39%
Social rent25%
Shared ownership2%
Rent free0%

Ethnicity

23%
28%
15%
14%
White British23%
White Other28%
Asian12%
Black15%
Mixed8%
Other14%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine22%
No car household60%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Private rent39%
Social rent25%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
14
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)
1

Housing pipeline (800m)

Homes approved
14
Under construction
0
Completed (3yr)
50
Largest scheme
133 homes · 590 594 Warehouse, 590-598, Green Lanes, N8 0RA
Pipeline pressure
LOW

Named schemes (500m)

MILTON ROAD DEPOT, 70, MILTON ROAD DEPOT, 70, MILTON ROAD, N1567 homes
completed
FORMER GPO DEPOT & PLAYGROUND, FORMER GPO DEPOT & PLAYGROUND, WILLOW WALK, N1525 homes
completed
14a, 14a, Willoughby Road, N8 0JJ25 homes
completed
MISSION HALL, NOW 1-11 GARDNER COURT, MISSION HALL, NOW 1-11 GARDNER COURT, WILLINGDON ROAD, N2211 homes
completed
NOEL PARK DEPOT, NOEL PARK DEPOT, GLYNNE ROAD, N2211 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 3NP

Full postcodeN15 3NP
Postcode districtN15
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.590841
Longitude-0.102106
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