South Tottenham · Haringey · Tottenham constituency · 51.58854, -0.07030

N15 4BN— South Tottenham, Haringey

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

High-connectivity investment target

 

Schools 83%Safety 73/100Transport 55/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
73
Schools
100
Transport
55
Environment
57
Investment
47

The bottom line

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

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Location

N15 4BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-15.7% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for N15 4BN

🛡️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 4BN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Holy Trinity CofE Primary School

Outstanding · Inspected Oct 2022 · 2 min walk

KS2: 106.8

—

Secondary

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 12 min walk

P8: 0.00A8: 46.9

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+36% vs borough

Crime by type

Other26%
Anti-social behaviour23%
Violence & sexual offences18%
Theft10%
Drug offences8%
Vehicle crime8%
Burglary4%
Robbery2%

Road safety

55

Road safety score

21

Accidents (5yr)

6

KSI (5yr)

11

Serious within 200m

HIGH pedestrian risk7 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

11

Incidents (5yr)

Nearest station: Tottenham Fire Station · 434m

Crime is +71% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,337/m²
Price per ft²£496/ft²
Avg floor area66.7 m²

EPC breakdown

B
26%
C
12%
D
9%
E
2%
G
1%

Based on 50 properties · Confidence: high

Street mix

Detached 5%Flat 84%Other 11%

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£166,750
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2024 · CAGR

+0.1%

Total change

+3%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.6%

per year

Acceleration

-13.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 17 sales

Property Type Mix

Total: 17 sales

Detached5.9%
Flat/maisonette94.1%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£345k£345k+0%1
Pre-crash peak2005–2005£113k£113k+0%2
Brexit uncertainty2017–2019£390k£368k-5.8%3.3
Pandemic surge2021–2021£366k£366k+0%1
Rate-rise correction2023–2023£386k£386k+0%1
Current market2024–2024£357k£357k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
6.3%
District
5.6%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Sisters Underground StationVictoria line
7.2 min walk
Bruce Grove→ Liverpool Street· 6 tph
22 min

Nearby stations

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

54

Walkability score

208

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★34 min
Waterloo41 min ↑
Canary Wharf47 min ↑
City40 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)182
Nearest car park38m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Kwikfit carpark20 spaces
38m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
315m
🅿️
Stoneleigh Road Car Park "A"· no
377m
🅿️
Westerfield Road car park71 spaces
644m
🅿️
Brunswick Road car park
651m

Connectivity

Broadband and mobile coverage

100%

Full fibre

66%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed362 Mbps
Median download371 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.8 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 22%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.4 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

TYNEMOUTH MEDICAL PRACTICE

TYNEMOUTH ROAD, N15 4RH

4 min walk

76%

Recommend GP

76%

Overall GP experience

9

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

26

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

8

Convenience

Nearest supermarketOzdiller Supermarket · 428 m
3 tennis courts1 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)

513m

Post office

Nearby shops

Tottenham Food & Wine28 m
AYSO & ISI Bakery62 m
Liah's Store93 m
Zi Mini-Mart157 m

Nearby cafes

Munch Box23 m
Charlie's Cafe163 m
Tradicia260 m
Blighty India Cafe321 m

Nearby restaurants

Happiness34 m
Plazza Cafe & Bar Restaurant46 m
Royal Fried Chicken168 m
Chuku‘s311 m

Nearby pubs

The Post Bar55 m
The High Cross94 m
The Beehive417 m
The Volunteer441 m

Nearby gyms

Tottenham Green Leisure Centre274 m
Hotpod Yoga Tottenham Hale615 m
Anytime Fitness658 m
Stronghold Tottenham Hale746 m

Nearby pharmacies

Pharmocare406 m
Boots520 m
The Cadge Pharmacy557 m
Reena Pharmacy569 m

Nearby health

Smile For Life Dental Clinic22 m
Bruce Grove Primary Health Care Centre401 m
Charlton House Medical Centre855 m
Castleview Surgery1.1 km
Food hygiene (5-star)64% of 178

Business

Local businesses registered here

Active businesses
40
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
29
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

A2 TECH LTD
ADAUGO EXPRESS LIMITED
ALEX 2025 LTD
C O H PRODUCTIONS LTD
CARE VOCATIONAL LTD

+15 more

Investment

Investment grade, yield and market outlook

47

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

High

Demand

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

54.9

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 route10,523m
Crossrail 2 route496m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,622 nationally

2,611

Est. population

16,622/km²

56%

Employed

34%

Degree educated

£35,400

Median income

8.9%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

30

Community stability

Age profile

25%
31%
22%
17%
Under 1825%
18–3431%
35–4922%
50–6417%
65+5%

Tenure

30%
50%
Own outright5%
Own (mortgage)9%
Private rent30%
Social rent50%
Shared ownership6%
Rent free1%

Ethnicity

15%
39%
15%
White British12%
White Other15%
Asian8%
Black39%
Mixed15%
Other12%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine30%
No car household68%
Unemployed8%
No qualifications24%

Housing tenure (Census 2021)

Social rent50%
Private rent30%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
26
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)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
6
Under construction
0
Completed (3yr)
11
Largest scheme
168 homes · PRINCE OF WALES HOSPITAL SITE, PRINCE OF WALES HOSPITAL SITE, TYNEMOUTH ROAD, TOTTENHAM GREEN, N15
Pipeline pressure
LOW

Named schemes (500m)

PRINCE OF WALES HOSPITAL SITE, PRINCE OF WALES HOSPITAL SITE, TYNEMOUTH ROAD, TOTTENHAM GREEN, N15168 homes
completed
Tottenham Town Hall, Tottenham Town Hall, Town Hall Approach Road, N15 4RY109 homes
completed
HIGH CROSS SCHOOL, HIGH CROSS SCHOOL, HIGH ROAD, N1792 homes
completed
JEWISH HOME & HOSPITAL, 295, JEWISH HOME & HOSPITAL, 295, HIGH ROAD, TOTTENHAM, N1565 homes
completed
Land north of, Land north of, Monument Way, and South of Fairbanks Road, N1754 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 4BN

Full postcodeN15 4BN
Postcode districtN15
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.588542
Longitude-0.070299
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