South Tottenham · Haringey · Tottenham constituency · 51.58424, -0.07044

N15 4DE— South Tottenham, Haringey

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

The practical family move

 

Schools 89%Safety 75/100Transport 61/100Yield 3.56%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
75
Schools
53
Transport
61
Environment
60
Investment
59

The bottom line

N15 4DE offers exceptional schools (89% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

N15 4DE

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+53.0% vs London avg

Deep-dive guides for N15 4DE

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

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“The practical family move”

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How N15 4DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
—

Primary

Earlsmead Primary School

Not yet inspected · 2 min walk

KS2: 105.7

—

Secondary

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 7 min walk

P8: 0.00A8: 46.9

89% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 20 min walk

8 primaries · 1 secondaries · 0 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
→ Stable

+22% vs borough

Crime by type

Other27%
Violence & sexual offences20%
Anti-social behaviour16%
Vehicle crime14%
Drug offences9%
Theft7%
Robbery4%
Burglary3%

Road safety

89

Road safety score

3

Accidents (5yr)

2

KSI (5yr)

17

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 905m

Crime is +53% above London average

Property

Prices, sales volume and market trends

Avg floor area63.3 m²

EPC breakdown

C
14%
D
7%

Based on 21 properties · Confidence: medium

Street mix

Terraced 40%Flat 60%

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£158,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+8.9%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+62.2%

per year

Acceleration

-18.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 12 sales

Property Type Mix

Total: 12 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£69k+15%2
Post-dot-com plateau2001–2003£94k£109k+15.6%1
GFC & correction2010–2011£153k£175k+14.4%1
Help-to-Buy recovery2015–2015£205k£205k+0%1
Brexit uncertainty2018–2018£370k£370k+0%1
Rate-rise correction2022–2022£600k£600k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
2.2 min walk
South Tottenham→ Liverpool Street· 6 tph
20 min

Nearby stations

Seven Sisters Underground StationVictoria
2 min walk
Seven Sisters Rail StationGreater Anglia · Weaver
5 min walk
South Tottenham Rail StationSuffragette
6 min walk
South TottenhamNational Rail
6 min walk
Tottenham Hale Underground StationVictoria
10 min walk
10 bus routes · 8 stops within 400m · 24 buses/hr peak

68

Walkability score

189

Footpaths (500m)

0

Santander docks (800m)

3.1 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 park307m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Westerfield Road car park71 spaces
307m
🅿️
Brunswick Road car park
439m
🅿️
Kwikfit carpark20 spaces
466m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
788m

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 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: 6.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above 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

3 min walk

76%

Recommend GP

76%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

23

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

10

Convenience

No pubs within 400m — nearest: True Craft (371 m)

Nearest supermarketC&G Cash and Carry · 353 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

193m

Post office

Nearby shops

Dacia Minimarket148 m
Broad Lane Off Licence156 m
Kio's Off Licence169 m
Cosmos Newsagent184 m

Nearby cafes

Costa154 m
Blighty India Cafe182 m
Light Bite262 m
Sunny Station Cafe363 m

Nearby restaurants

Bongo Bar & Restaurant122 m
Mi Tierra141 m
Maida Kebab174 m
Chicken Excel183 m

Nearby pubs

True Craft371 m
The Post Bar425 m
Mannions Prince Arthur434 m
The High Cross573 m

Nearby gyms

Tottenham Green Leisure Centre536 m
Stronghold Tottenham Hale685 m
Anytime Fitness865 m
Hotpod Yoga Tottenham Hale895 m

Nearby pharmacies

Reena Pharmacy293 m
Good Health Pharmacy530 m
Boots644 m
The Cadge Pharmacy772 m

Nearby health

Smile For Life Dental Clinic499 m
Bruce Grove Primary Health Care Centre880 m
Food hygiene (5-star)62% of 145

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ARE WE DEAD YET LTD
GRIDLOC ENTERPRISE LTD
IA PHARMACEUTICALS LIMITED
MOGE IT LTD

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

36.3

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route10,052m
Crossrail 2 route120m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,116 nationally

1,780

Est. population

17,215/km²

59%

Employed

35%

Degree educated

£35,400

Median income

11.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

31

Community stability

Age profile

26%
29%
20%
17%
Under 1826%
18–3429%
35–4920%
50–6417%
65+9%

Tenure

34%
44%
Own outright8%
Own (mortgage)11%
Private rent34%
Social rent44%
Shared ownership2%
Rent free1%

Ethnicity

15%
18%
33%
19%
White British15%
White Other18%
Asian8%
Black33%
Mixed7%
Other19%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine26%
No car household64%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent44%
Private rent34%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
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
1
Under construction
0
Completed (3yr)
13
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
820 Apex House, Apex House 820, Seven Sisters Road, Haringey163 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

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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Compare Haringey with nearby boroughs:

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Key facts for N15 4DE

Full postcodeN15 4DE
Postcode districtN15
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.584237
Longitude-0.070438
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