St Ann's · Haringey · Tottenham constituency · 51.58183, -0.09716

N15 3SS— St Ann's, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 46/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
69
Schools
95
Transport
46
Environment
74
Investment
48

The bottom line

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

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Location

N15 3SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.7% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for N15 3SS

🛡️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 3SS 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 · 5 min walk

KS2: 109.0

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 9 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 · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

99.4 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 405.7%

+22% vs borough

Crime by type

Other28%
Anti-social behaviour21%
Violence & sexual offences19%
Vehicle crime11%
Burglary7%
Theft5%
Drug offences5%
Robbery3%

Stop & search

4.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 2.1km

Crime is +53% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,088/m²
Price per ft²£566/ft²
Avg floor area108.3 m²

EPC breakdown

D
3%

Based on 3 properties · Confidence: low

Street mix

Semi 17%Terraced 83%

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£270,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 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

1995–2025 · CAGR

+6.8%

Total change

+626%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.6%

per year

Acceleration

-206.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£143k+63.4%1
Post-dot-com plateau2001–2001£176k£176k+0%1
Pre-crash peak2005–2005£233k£233k+0%1
Rate-rise correction2023–2023£695k£695k+0%1
Current market2025–2025£635k£635k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
12 min walk
Harringay Green Lanes

Nearby stations

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

61

Walkability score

73

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)

1

EV chargers (800m)

Total spaces (800m)27
Nearest car park321m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Visitors Car Park
621m
🅿️
Visitors Car Park
687m

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: 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: 5.6 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 67%
More green space than 81% 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

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 · 638 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

412

Parks (1km)

47

Restaurants (800m)

24

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

16

Convenience

Nearest supermarketHarringay Food Centre · 153 m
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

253m

Post office

Nearby shops

Antepzade189 m
Lion King189 m
Brou's Cellar190 m
St Ann's Food & Wine197 m

Nearby cafes

Stamp Brasserie181 m
Zera240 m
Gozleme House261 m
Music & Beans270 m

Nearby restaurants

George's Fish Bar136 m
Hanedan157 m
Little Dragons164 m
Chickenways Peri Peri185 m

Nearby pubs

The Salisbury155 m
Brouhaha188 m
Brouhaha Bar194 m
Langham Working Mens Club359 m

Nearby gyms

Legends Gym207 m
The Gym603 m
Bind Yoga Studio711 m

Nearby pharmacies

Green Light Pharmacy & Travel Clinic159 m
Stearns Pharmacy251 m
Med-Chem Pharmacy474 m
All Cures Pharmacy581 m

Nearby health

The Haringey Dentist163 m
House of Smiles180 m
Halley Clinic221 m
The Old Surgery237 m
Food hygiene (5-star)71% of 147

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

48

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

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

8/100

Velocity score

Future outlook

47.5

Price growth score

C
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route9,572m
Crossrail 2 route1,719m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,938 nationally

1,780

Est. population

26,011/km²

65%

Employed

48%

Degree educated

£46,500

Median income

8.2%

Claimant rate

Inner cityVery high densityRenters

30

Community stability

Age profile

17%
34%
24%
17%
Under 1817%
18–3434%
35–4924%
50–6417%
65+8%

Tenure

17%
18%
50%
14%
Own outright17%
Own (mortgage)18%
Private rent50%
Social rent14%
Shared ownership1%
Rent free0%

Ethnicity

25%
32%
18%
White British25%
White Other32%
Asian9%
Black9%
Mixed7%
Other18%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine26%
No car household69%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent50%
Social rent14%

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)
6
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)
0

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
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
HARRINGAY UNITED CHURCH (1-13 COZEN CT.), 123, HARRINGAY UNITED CHURCH (1-13 COZEN CT.), 123, ALLISON ROAD, N813 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 3SS

Full postcodeN15 3SS
Postcode districtN15
BoroughLondon Borough of Haringey
WardSt Ann's
Latitude51.581832
Longitude-0.097156
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