South Tottenham · Haringey · Tottenham constituency · 51.58743, -0.06564

N15 4BA— South Tottenham, Haringey

Location and area intelligence for N15 4BA, South Tottenham, Haringey

High-connectivity investment target

 

Schools 80%Safety 65/100Transport 56/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
65
Schools
64
Transport
56
Environment
57
Investment
46

The bottom line

N15 4BA offers exceptional schools (80% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N15 4BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-15.7% vs London avg
vs London crime+149.0% vs London avg

Deep-dive guides for N15 4BA

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

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“High-connectivity investment target”

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How N15 4BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
★

Primary

Welbourne Primary School

Requires Improvement · Inspected Jun 2023 · 2 min walk

KS2: 105.4

—

Secondary

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 10 min walk

P8: 0.00A8: 46.9

80% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

161.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+98% vs borough

Crime by type

Other29%
Violence & sexual offences18%
Anti-social behaviour18%
Vehicle crime11%
Drug offences8%
Theft6%
Robbery5%
Burglary5%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 692m

Crime is +149% 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£6,968/m²
Price per ft²£647/ft²
Avg floor area79 m²

EPC breakdown

A
1%
B
1%
C
6%
D
20%
E
2%

Based on 30 properties · Confidence: high

Street mix

Terraced 59%Flat 39%Other 2%

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£197,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.2%

Total change

+712%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.5%

per year

Acceleration

-4.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 37 sales

Property Type Mix

Total: 37 sales

Terraced62.2%
Flat/maisonette37.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£114k+94%2
Post-dot-com plateau2001–2004£137k£172k+25.2%1.5
Pre-crash peak2005–2007£280k£275k-1.8%2.3
GFC & correction2009–2011£265k£200k-24.5%2
Help-to-Buy recovery2013–2014£133k£385k+190.6%1
Brexit uncertainty2018–2019£478k£354k-25.9%2
Pandemic surge2020–2021£331k£641k+93.5%1.5
Rate-rise correction2023–2023£725k£725k+0%1
Current market2024–2025£605k£475k-21.5%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Weakest performer

Flat/maisonette

+0% alpha

Terraced+1.1% α
Local
11.4%
District
10.3%
Flat/maisonette+0% α
Local
6.3%
District
6.3%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Tottenham Hale Underground StationVictoria line
3.6 min walk
Tottenham Hale

Nearby stations

Tottenham Hale Underground StationVictoria
5 min walk
Tottenham HaleNational Rail
5 min walk
Seven Sisters Underground StationVictoria
8 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
10 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
11 min walk
No bus stops within 400m

57

Walkability score

184

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★39 min
Waterloo46 min ↑
Canary Wharf52 min ↑
City43 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)183
Nearest car park223m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Kwikfit carpark20 spaces
308m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
490m
🅿️
Stoneleigh Road Car Park "A"· no
556m
🅿️
Westerfield Road car park71 spaces
768m

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: 6.8 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.1 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

WELBOURNE GP SURGERY, WELBOURNE H C

UNIT 1, WALTER TULL HOUSE, MONUMENT WAY, N17 9QX

3 min walk

70%

Recommend GP

70%

Overall GP experience

9

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

20

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketThe Food Warehouse · 288 m
3 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

350m

Post office

Nearby shops

Deza Express291 m
The Deli Co303 m
N15 News & Supermarket318 m
Tottenham Food & Wine345 m

Nearby cafes

LOOP132 m
Costa164 m
Holy Grain & Brew317 m
Asda Café335 m

Nearby restaurants

Pret A Manger157 m
Subway228 m
Greggs230 m
Burger King234 m

Nearby pubs

Mannions Prince Arthur313 m
The Volunteer328 m
The Post Bar343 m
The High Cross379 m

Nearby gyms

Anytime Fitness387 m
Stronghold Tottenham Hale404 m
Hotpod Yoga Tottenham Hale409 m
The Gym464 m

Nearby pharmacies

Boots189 m
Pharmocare612 m
Reena Pharmacy721 m
Dowsett Pharmacy807 m

Nearby health

Smile For Life Dental Clinic343 m
Tottenham Hale Kidney & Diabetes Centre526 m
Bruce Grove Primary Health Care Centre607 m
Charlton House Medical Centre1.0 km
Food hygiene (5-star)73% of 146

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

CARBOGNO CENEDA ARCHITECTS LTD
CO-ED EDUCATION ATTENDANCE LTD
DAVIDBRYANFX LTD
EVERYTHING IS FINE FILM LTD
FIREBREAK FILMS LIMITED

+3 more

Investment

Investment grade, yield and market outlook

46

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

4/100

Velocity score

Future outlook

52.2

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route10,471m
Crossrail 2 route202m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,585 nationally

2,245

Est. population

9,783/km²

62%

Employed

43%

Degree educated

£35,400

Median income

10.5%

Claimant rate

Urban coreHigh densityRenters

28

Community stability

Age profile

20%
33%
25%
16%
Under 1820%
18–3434%
35–4925%
50–6416%
65+6%

Tenure

46%
24%
Own outright13%
Own (mortgage)13%
Private rent46%
Social rent24%
Shared ownership4%
Rent free1%

Ethnicity

20%
29%
24%
White British20%
White Other29%
Asian7%
Black24%
Mixed8%
Other11%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine24%
No car household65%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Private rent46%
Social rent24%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
434
Largest scheme
423 homes · Ashley Gardens, Ashley Road, London, N17 9LJ, Ashley Road, N17 9LJ
Pipeline pressure
LOW

Named schemes (500m)

PRINCE OF WALES HOSPITAL SITE, PRINCE OF WALES HOSPITAL SITE, TYNEMOUTH ROAD, TOTTENHAM GREEN, N15168 homes
completed
Land north of, Land north of, Monument Way, and South of Fairbanks Road, N1754 homes
completed
143, 143, Broad Lane, N15 4QX54 homes
completed
Protheroe House, Protheroe House, Chesnut Road, N17 9EQ50 homes
completed
FORMER PAGE GREEN CENTRE, FORMER PAGE GREEN CENTRE, BROAD LANE, N1546 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.9%
Ward turnout
35%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Mark GrosskopfLabour
Makbule GunesLabour
Anna LawtonLabour

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Key facts for N15 4BA

Full postcodeN15 4BA
Postcode districtN15
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.587431
Longitude-0.065640
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