South Tottenham · Haringey · Tottenham constituency · 51.58526, -0.06966

N15 4DH— South Tottenham, Haringey

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

The practical family move

 

Schools 86%Safety 75/100Transport 57/100Yield 3.56%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
75
Schools
51
Transport
57
Environment
60
Investment
62

The bottom line

N15 4DH offers exceptional schools (86% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

N15 4DH

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 4DH

🛡️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 4DH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

51

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 · 8 min walk

P8: 0.00A8: 46.9

86% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 18 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Tottenham Fire Station · 801m

Crime is +53% above London average

Property

Prices, sales volume and market trends

Avg floor area73.5 m²

EPC breakdown

B
8%
C
13%
D
19%
E
1%
F
2%
G
2%

Based on 45 properties · Confidence: high

Street mix

Semi 63%Flat 31%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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£183,750
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

1996–2022 · CAGR

+10.2%

Total change

+1151%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.2%

per year

Acceleration

-2.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached76.9%
Flat/maisonette23.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£80k£55k-31.2%1
Pre-crash peak2006–2006£163k£163k+0%1
GFC & correction2008–2009£353k£285k-19.1%1.5
Help-to-Buy recovery2014–2015£570k£690k+21.1%1
Pandemic surge2021–2021£840k£840k+0%2
Rate-rise correction2022–2022£1.00m£1.00m+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.8% alpha

Semi-detached+0.8% α
Local
7.2%
District
6.4%

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

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

Nearby stations

Seven Sisters Underground StationVictoria
4 min walk
Seven Sisters Rail StationGreater Anglia · Weaver
6 min walk
South Tottenham Rail StationSuffragette
7 min walk
South TottenhamNational Rail
7 min walk
Tottenham Hale Underground StationVictoria
9 min walk
No bus stops within 400m

52

Walkability score

193

Footpaths (500m)

0

Santander docks (800m)

3.1 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)182
Nearest car park310m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Kwikfit carpark20 spaces
351m
🅿️
Westerfield Road car park71 spaces
403m
🅿️
Brunswick Road car park
504m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
670m
🅿️
Stoneleigh Road Car Park "A"· no
736m

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: 6.5 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.3 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

2 min walk

76%

Recommend GP

76%

Overall GP experience

9

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.4 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

41

Parks (1km)

23

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

6

Convenience

Nearest supermarketC&G Cash and Carry · 419 m
1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

157m

Post office

Nearby shops

Broad Lane Off Licence135 m
Tottenham Food Centre171 m
N15 News & Supermarket200 m
Dacia Minimarket239 m

Nearby cafes

Blighty India Cafe136 m
Costa249 m
Munch Box347 m
Light Bite356 m

Nearby restaurants

Bongo Bar & Restaurant121 m
Mi Tierra131 m
Chuku‘s139 m
Bro's Kebabish179 m

Nearby pubs

The Post Bar317 m
Mannions Prince Arthur380 m
True Craft433 m
The High Cross460 m

Nearby gyms

Tottenham Green Leisure Centre475 m
Stronghold Tottenham Hale618 m
Anytime Fitness753 m
Hotpod Yoga Tottenham Hale775 m

Nearby pharmacies

Reena Pharmacy366 m
Boots536 m
Good Health Pharmacy574 m
The Cadge Pharmacy739 m

Nearby health

Smile For Life Dental Clinic386 m
Bruce Grove Primary Health Care Centre767 m
Charlton House Medical Centre1.2 km
Food hygiene (5-star)66% of 162

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

A CAVANAGH LTD
CA PROJECT MANAGEMENT LIMITED
HOUSE FOR LIFE LTD
JURA VAGO BUILDING SERVICES LTD
PERFECTLY GEMMED LTD

+4 more

Investment

Investment grade, yield and market outlook

62

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 score17/100
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

37

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route10,174m
Crossrail 2 route178m

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)
20
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
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
0
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
NONE

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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Key facts for N15 4DH

Full postcodeN15 4DH
Postcode districtN15
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.585258
Longitude-0.069658
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