Tottenham Central · Haringey · Tottenham constituency · 51.58843, -0.07911

N15 4EL— Tottenham Central, Haringey

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

High-connectivity investment target

 

Schools 86%Safety 72/100Transport 44/100Yield 3.56%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
59
Safety
72
Schools
90
Transport
44
Environment
61
Investment
50

The bottom line

N15 4EL 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 4EL

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 4EL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How N15 4EL 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 · 9 min walk

KS2: 108.7

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 10 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

Pembury House Nursery School

Not inspected · 17 min walk

8 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 · 667m

Crime is +81% above London average

Property

Prices, sales volume and market trends

Avg floor area69.5 m²

EPC breakdown

C
28%
D
10%
E
1%

Based on 39 properties · Confidence: high

Street mix

Flat 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£173,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
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

2003–2020 · CAGR

+6.1%

Total change

+176%

Market Activity

Price Velocity & Acceleration

Current Velocity

+48.8%

per year

Acceleration

+23.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£135k£159k+17.8%1.5
Pre-crash peak2005–2005£120k£120k+0%1
GFC & correction2008–2008£200k£200k+0%1
Help-to-Buy recovery2014–2014£250k£250k+0%2
Pandemic surge2020–2020£372k£372k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
5.8%
District
6.1%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
9.1 min walk
Seven Sisters→ Liverpool Street· 6 tph
20 min

Nearby stations

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

46

Walkability score

45

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

10

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)181
Nearest car park411m
Santander docks (800m)0
Nearest cycle dock3.4 km

Nearby car parks

🅿️
Brunswick Road car park
488m
🅿️
Westerfield Road car park71 spaces
636m
🅿️
Kwikfit carpark20 spaces
645m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
763m
🅿️
Stoneleigh Road Car Park "A"· no
780m

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 waterMEDIUM
Medium
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: 6.6 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.0 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

1 min walk

71%

Recommend GP

71%

Overall GP experience

9

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

27

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketLoco Food Centre · 342 m
1 tennis courts1 swimming pools1 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)

379m

Post office

Nearby shops

EXPA International Foods91 m
Gunyadin351 m
Cudi381 m
Today's Express396 m

Nearby cafes

Rose Cafe102 m
With Milk213 m
Pasero354 m
Cafe Lemon360 m

Nearby restaurants

Big Bowl Noodle98 m
Tasty Chicken & Pizza102 m
SushiHeads323 m
Zam-Sareh351 m

Nearby pubs

The Palm270 m
The Fountain379 m
True Craft497 m
The Post Bar599 m

Nearby gyms

Tottenham Green Leisure Centre337 m
Bind Yoga Studio772 m
Kids swimming pool828 m

Nearby pharmacies

The Cadge Pharmacy101 m
Good Health Pharmacy371 m
Reena Pharmacy562 m
Pharmocare753 m

Nearby health

The Green Dental Surgery466 m
Smile For Life Dental Clinic622 m
Bruce Grove Primary Health Care Centre751 m
Castleview Surgery1.1 km
Food hygiene (5-star)60% of 95

Business

Local businesses registered here

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

High street

A

High street health

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 score17/100
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

22.7

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route10,408m
Crossrail 2 route855m

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
No
Article 4 area
No
Listed buildings (800m)
5
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)
183
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 4EL

Full postcodeN15 4EL
Postcode districtN15
BoroughLondon Borough of Haringey
WardTottenham Central
Latitude51.588435
Longitude-0.079109
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