Tottenham Central · Haringey · Tottenham constituency · 51.58837, -0.08051

N15 4BF— Tottenham Central, Haringey

Location and area intelligence for N15 4BF, Tottenham Central, Haringey

High-connectivity investment target

 

Schools 88%Safety 72/100Transport 40/100Yield 3.56%

Best for: Families

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

Liveability
58
Safety
72
Schools
90
Transport
40
Environment
60
Investment
50

The bottom line

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

Less suited to Car-free commuters.

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Location

N15 4BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.4% vs London avg
vs London crime+81.0% vs London avg

Deep-dive guides for N15 4BF

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How N15 4BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

South Grove Primary School

Not yet inspected · 8 min walk

KS2: 108.7

★★

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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

117.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+44% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences25%
Other19%
Vehicle crime12%
Burglary7%
Theft5%
Drug offences3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 748m

Crime is +81% above London average

Property

Prices, sales volume and market trends

Avg floor area136 m²

EPC breakdown

C
4%

Based on 4 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£340,000
Rebuild cost per m²£2,500/m²

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

Construction era2012 onwards
WallsCavity wall, as built, insulated (assumed)
RoofRoof room(s), insulated (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

2013–2021 · CAGR

+12.6%

Total change

+158%

Market Activity

Price Velocity & Acceleration

Current Velocity

+158.0%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 8 sales

Property Type Mix

Total: 8 sales

Terraced100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2013£250k£250k+0%4
Pandemic surge2021–2021£645k£645k+0%4

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+4.7% alpha

Terraced+4.7% α
Local
12.6%
District
7.9%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Seven Sisters Underground StationVictoria line
9.7 min walk
Seven Sisters→ Liverpool Street· 6 tph
20 min

Nearby stations

Seven Sisters Rail StationWeaver · Greater Anglia
10 min walk
Seven SistersNational Rail
10 min walk
Seven Sisters Underground StationVictoria
10 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
12 min walk
South Tottenham Rail StationSuffragette
13 min walk
No bus stops within 400m

40

Walkability score

22

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

9

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)161
Nearest car park508m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Brunswick Road car park
522m
🅿️
Westerfield Road car park71 spaces
682m
🅿️
Kwikfit carpark20 spaces
742m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

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 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: 6.5 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.1 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

LAWRENCE HOUSE SURGERY

107 PHILIP LANE, TOTTENHAM, N15 4JR

2 min walk

71%

Recommend GP

71%

Overall GP experience

9

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

87

Parks (1km)

24

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketLoco Food Centre · 341 m
1 tennis courts2 swimming pools1 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)

407m

Post office

Nearby shops

EXPA International Foods55 m
Gunyadin361 m
West Green Road Mini Market371 m
Rojin381 m

Nearby cafes

Rose Cafe87 m
With Milk301 m
Pasero372 m
Cafe Lemon382 m

Nearby restaurants

Tasty Chicken & Pizza83 m
Big Bowl Noodle95 m
SushiHeads225 m
Zam-Sareh363 m

Nearby pubs

The Palm172 m
The Fountain378 m
True Craft543 m
K K McCools627 m

Nearby gyms

Tottenham Green Leisure Centre434 m
Bind Yoga Studio678 m
Kids swimming pool765 m

Nearby pharmacies

The Cadge Pharmacy180 m
Good Health Pharmacy397 m
Reena Pharmacy615 m

Nearby health

The Green Dental Surgery388 m
Smile For Life Dental Clinic720 m
West Green Dental Practice740 m
St. Ann's Road Surgery918 m
Food hygiene (5-star)64% of 80

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

RÊVERIES AND GOURMANDISES 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 score16/100
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

19

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route10,387m
Crossrail 2 route909m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,592 nationally

1,741

Est. population

13,707/km²

60%

Employed

39%

Degree educated

£38,900

Median income

10.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

18%
27%
24%
19%
Under 1818%
18–3427%
35–4924%
50–6419%
65+13%

Tenure

13%
30%
44%
Own outright11%
Own (mortgage)13%
Private rent30%
Social rent44%
Shared ownership1%
Rent free1%

Ethnicity

23%
26%
24%
White British23%
White Other26%
Asian9%
Black24%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine23%
No car household56%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Social rent44%
Private rent30%

vs. London

Income vs London-7.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
5
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
2
Under construction
0
Completed (3yr)
186
Largest scheme
264 homes · Land at, Land at, Lawrence Road, N15 4EX
Pipeline pressure
LOW

Named schemes (500m)

Land at, Land at, Lawrence Road, N15 4EX264 homes
completed
45-63, 45-63, Lawrence Road, N15 4EN80 homes
completed
67, 67, Lawrence Road, N15 4EY76 homes
completed
Zenith House 69, Zenith House 69, Lawrence Road, N15 4TG66 homes
completed
Mono House 50 - 56, Mono House 50 - 56, Lawrence Road, N15 4EG47 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.4%
Ward turnout
41%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Mark Antony BlakeGreen
Dixie-Ann JosephGreen
Andrew Nigel ReidGreen

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Key facts for N15 4BF

Full postcodeN15 4BF
Postcode districtN15
BoroughLondon Borough of Haringey
WardTottenham Central
Latitude51.588368
Longitude-0.080512
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