West Green · Haringey · Tottenham constituency · 51.58764, -0.08575

N15 4AB— West Green, Haringey

Location and area intelligence for N15 4AB, West Green, Haringey

The family fortress

 

Schools 100%Safety 83/100Transport 33/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
63
Safety
83
Schools
90
Transport
33
Environment
72
Investment
40

The bottom line

N15 4AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

N15 4AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-12.9% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for N15 4AB

🛡️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

“The family fortress”

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How N15 4AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Harris Primary Academy Philip Lane

Not yet inspected · 1 min walk

KS2: 105.5

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 4 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.1 incidents per 1,000 residents

Better than 62% of London
→ Stable

-39% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour17%
Other11%
Robbery11%
Vehicle crime11%
Burglary9%
Drug offences7%
Theft5%

Road safety

98

Road safety score

2

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

5

Incidents (1yr)

19

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.1km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,963/m²
Price per ft²£647/ft²
Avg floor area74.4 m²

EPC breakdown

B
1%
C
17%
D
13%
E
8%

Based on 39 properties · Confidence: high

Street mix

Semi 3%Terraced 56%Flat 34%Other 6%

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£186,000
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, 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

1997–2026 · CAGR

+5.3%

Total change

+345%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.2%

per year

Acceleration

-20.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached3.3%
Terraced60%
Flat/maisonette36.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£100k£140k+40%1.3
Post-dot-com plateau2002–2004£235k£230k-2.1%1.5
Pre-crash peak2006–2007£164k£350k+113.1%1.5
GFC & correction2008–2011£433k£214k-50.6%1.3
Help-to-Buy recovery2013–2016£345k£550k+59.4%1.5
Brexit uncertainty2017–2019£690k£367k-46.7%1.5
Pandemic surge2020–2020£915k£915k+0%1
Rate-rise correction2022–2022£608k£608k+0%3
Current market2025–2026£587k£445k-24.2%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Weakest performer

Terraced

-0.8% alpha

Flat/maisonette-0.8% α
Local
6.4%
District
7.2%
Terraced-0.8% α
Local
5.9%
District
6.7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing8
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Seven Sisters Underground StationVictoria line
12.1 min walk
Seven Sisters→ Liverpool Street· 6 tph
20 min

Nearby stations

Seven Sisters Rail StationWeaver · Greater Anglia
12 min walk
Seven SistersNational Rail
12 min walk
Seven Sisters Underground StationVictoria
13 min walk
Turnpike Lane Underground StationPiccadilly
15 min walk
South Tottenham Rail StationSuffragette
16 min walk
No bus stops within 400m

40

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★41 min
Waterloo47 min ↑
Canary Wharf56 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

4

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)14
Nearest car park364m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Brunswick Road car park
725m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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 AONB57% green spaceTree canopy: 52%
More green space than 98% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.4 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

ST ANN'S ROAD SURGERY

256 ST. ANN'S ROAD, TOTTENHAM, N15 5AZ

9 min walk

56%

Recommend GP

56%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 845 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

13

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketLoco Food Centre · 505 m
2 tennis courts1 swimming pools

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)

619m

Post office

Nearby shops

Rojin240 m
Sifat Superstore312 m
International Food Centre321 m
West Green Road Mini Market390 m

Nearby cafes

Downhills Park Cafe266 m
French Crepes351 m
Perkyn's355 m
Rose Cafe424 m

Nearby restaurants

SushiHeads155 m
Forks & Green176 m
Uludag Restaurant326 m
Greedy Fish & Chips332 m

Nearby pubs

The Palm206 m
K K McCools266 m
The Fountain524 m
Esplanade Club725 m

Nearby gyms

Bind Yoga Studio315 m
Kids swimming pool671 m

Nearby pharmacies

All Cures Pharmacy475 m
The Cadge Pharmacy546 m
Good Health Pharmacy607 m

Nearby health

The Green Dental Surgery219 m
West Green Dental Practice375 m
St. Ann's Road Surgery703 m
St Ann's Hospital845 m
Food hygiene (5-star)74% of 61

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

288 PHILIP LANE LIMITED
316 PHILIP LANE AND 1C KESTON ROAD FREEHOLD LIMITED
ALPHAMODULECONSTRUCTION LTD
AUTONYMIC ARTS LTD
CUPIDS GREEN AGRICULTURAL SERVICE LTD

+8 more

Investment

Investment grade, yield and market outlook

40

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
Sales last 12 months2

Rental market

Medium

Demand

Medium

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

44

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,266m
Crossrail 2 route1,124m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,298 nationally

1,497

Est. population

9,489/km²

67%

Employed

51%

Degree educated

£36,600

Median income

8.5%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

17%
31%
25%
16%
Under 1817%
18–3431%
35–4925%
50–6416%
65+11%

Tenure

19%
39%
25%
16%
Own outright19%
Own (mortgage)39%
Private rent25%
Social rent16%
Shared ownership1%
Rent free1%

Ethnicity

33%
24%
19%
White British33%
White Other24%
Asian9%
Black19%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household52%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent25%
Social rent16%

vs. London

Income vs London-12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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
0
Under construction
0
Completed (3yr)
188
Largest scheme
126 homes · Keston Centre, Keston Centre, Keston Road, N17 6PW
Pipeline pressure
NONE

Named schemes (500m)

Keston Centre, Keston Centre, Keston Road, N17 6PW126 homes
completed
Dagmar Arms PH, 36, Dagmar Arms PH, 36, Cornwall Road, N15 5AR26 homes
completed
223-225, 223-225, PHILIP LANE, N1525 homes
completed
FORMER STONEWORKS ADJOINING, 45-47, FORMER STONEWORKS ADJOINING, 45-47, DORSET ROAD, N1512 homes
completed
16-18, 16-18, SUMMERHILL ROAD, N1511 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 4AB

Full postcodeN15 4AB
Postcode districtN15
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.587644
Longitude-0.085754
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