St Ann's · Haringey · Tottenham constituency · 51.58296, -0.09694

N15 3SR— St Ann's, Haringey

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

The family fortress

 

Schools 100%Safety 79/100Transport 35/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
67
Safety
79
Schools
95
Transport
35
Environment
75
Investment
50

The bottom line

N15 3SR 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 3SR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.7% vs London avg
vs London crime-42.0% vs London avg

Deep-dive guides for N15 3SR

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N15 3SR 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 · 4 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 · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.6 incidents per 1,000 residents

Better than 73% of London
↑ Rising 883.3%

from a low base — still below London average

-54% vs borough

Crime by type

Other37%
Violence & sexual offences31%
Vehicle crime10%
Theft7%
Burglary7%
Anti-social behaviour3%
Drug offences3%
Robbery2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 2.0km

Crime is 42% below London average

Property

Prices, sales volume and market trends

Avg floor area68.5 m²

EPC breakdown

C
13%
D
16%
E
4%
F
3%

Based on 36 properties · Confidence: high

Street mix

Terraced 93%Flat 7%

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£171,250
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

1995–2023 · CAGR

+8.6%

Total change

+896%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.0%

per year

Acceleration

+60.01

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 41 sales

Property Type Mix

Total: 41 sales

Terraced92.7%
Flat/maisonette7.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£152k+127%2.6
Post-dot-com plateau2002–2004£188k£175k-6.9%3
Pre-crash peak2005–2007£207k£347k+67.5%1.3
GFC & correction2009–2012£250k£402k+60.8%2
Help-to-Buy recovery2013–2015£417k£512k+22.8%1.5
Brexit uncertainty2017–2019£610k£615k+0.8%2
Pandemic surge2021–2021£685k£685k+0%1
Rate-rise correction2022–2023£500k£665k+33%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
8.6%
District
8.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing5
Trend Position40

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
10.6 min walk
Harringay Green Lanes

Nearby stations

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

60

Walkability score

71

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)

4

EV chargers (800m)

Total spaces (800m)27
Nearest car park234m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Visitors Car Park
676m
🅿️
Visitors Car Park
734m

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: 5.7 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 64%
More green space than 82% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.2 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

5 min walk

4

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 671 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

411

Parks (1km)

49

Restaurants (800m)

24

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

5

Convenience

Nearest supermarketHarringay Food Centre · 157 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)

372m

Post office

Nearby shops

Green Apple184 m
Lion King220 m
St Ann's Food & Wine248 m
Brou's Cellar278 m

Nearby cafes

Stamp Brasserie252 m
Chakra259 m
Beans & Barley283 m
Jam in a Jar292 m

Nearby restaurants

George's Fish Bar143 m
Haringey Corbacisi184 m
Selale189 m
Little Dragons192 m

Nearby pubs

The Salisbury182 m
Langham Working Mens Club268 m
Brouhaha274 m
Brouhaha Bar280 m

Nearby gyms

Legends Gym179 m
Bind Yoga Studio620 m
The Gym729 m

Nearby pharmacies

Green Light Pharmacy & Travel Clinic206 m
Stearns Pharmacy216 m
All Cures Pharmacy476 m
Med-Chem Pharmacy600 m

Nearby health

The Old Surgery192 m
Haringey Smiles196 m
Medipark Clinic218 m
House of Smiles239 m
Food hygiene (5-star)71% of 147

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GP AVON LTD
LRM DESIGN LIMITED
RCM GROUP LIMITED
THE CARTER CLINIC LTD
YAREC LTD

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 score29/100
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

41.4

Price growth score

D
Medium

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route9,698m
Crossrail 2 route1,711m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,609 nationally

1,567

Est. population

9,318/km²

65%

Employed

51%

Degree educated

£46,500

Median income

7.8%

Claimant rate

SuburbanHigh densityEstablished mixed

38

Community stability

Age profile

18%
29%
28%
15%
Under 1818%
18–3429%
35–4928%
50–6415%
65+10%

Tenure

22%
25%
39%
Own outright22%
Own (mortgage)26%
Private rent39%
Social rent12%
Shared ownership2%

Ethnicity

34%
29%
White British34%
White Other29%
Asian9%
Black11%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine21%
No car household55%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent39%
Social rent12%

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)
7
Development activity
medium
Residential apps (800m)
1
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
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
THE SALISBURY PUBLIC HOUSE, THE SALISBURY PUBLIC HOUSE, GREEN LANES, N814 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 3SR

Full postcodeN15 3SR
Postcode districtN15
BoroughLondon Borough of Haringey
WardSt Ann's
Latitude51.582961
Longitude-0.096935
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