Tottenham Central · Haringey · Tottenham constituency · 51.58657, -0.08236

N15 4HD— Tottenham Central, Haringey

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

The practical family move

 

Schools 100%Safety 72/100Transport 41/100Yield 6.00%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
57
Safety
72
Schools
90
Transport
41
Environment
60
Investment
52

The bottom line

N15 4HD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £320,000 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N15 4HD scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N15 4HD meets your needs.

Location

N15 4HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-38.5% vs London avg
vs London income-7.4% vs London avg
vs London crime+81.0% vs London avg

Deep-dive guides for N15 4HD

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N15 4HD with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe💰 Value Find

“The practical family move”

Share:WhatsAppShare on X

How N15 4HD 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 · 6 min walk

KS2: 108.7

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 7 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 13 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 · 973m

Crime is +81% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£320,000

Median sale price

Bottom 25% — 38% below London median

£320,000 is 38% below the London median (£520,000)

-44.8%

This year

Flat

Dominant type

Price history

5-year change
-54.6%
Sales (24 months)5
New build0.0%
Avg terraced£800,000
Avg flat£301,250
Price per m²£5,307/m²
Price per ft²£493/ft²
Avg floor area57.9 m²

EPC breakdown

B
5%
C
26%
D
19%
E
8%
F
1%

Based on 59 properties · Confidence: high

Street mix

Semi 10%Terraced 28%Detached 8%Flat 54%

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

Stamp duty

Standard buyer£3,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.2×

Price-to-income

£1,601/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£144,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1996–2025 · CAGR

+5.4%

Total change

+359%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.0%

per year

Acceleration

-53.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 34 sales

Property Type Mix

Total: 34 sales

Detached8.8%
Semi-detached8.8%
Terraced29.4%
Flat/maisonette52.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£70k£73k+4.7%1.3
Post-dot-com plateau2001–2004£125k£182k+45.6%2.3
Pre-crash peak2005–2007£130k£170k+30.8%2
GFC & correction2009–2012£488k£250k-48.7%1
Help-to-Buy recovery2013–2016£475k£300k-36.8%1
Brexit uncertainty2018–2018£317k£317k+0%1
Pandemic surge2020–2021£900k£705k-21.7%1.5
Rate-rise correction2022–2023£396k£478k+20.7%2.5
Current market2025–2025£320k£320k+0%5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
4.3%
District
5%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

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

Nearby stations

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

43

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

3.3 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

7

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)155
Nearest car park463m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Brunswick Road car park
463m
🅿️
Westerfield Road car park71 spaces
637m

Connectivity

Broadband and mobile coverage

100%

Full fibre

85%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed440 Mbps
Median download423 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: 6.3 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.2 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

5 min walk

71%

Recommend GP

71%

Overall GP experience

8

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 819 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

24

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketLoco Food Centre · 243 m
2 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)

356m

Post office

Nearby shops

Rojin149 m
West Green Road Mini Market164 m
Gunyadin281 m
EXPA International Foods291 m

Nearby cafes

Pasero306 m
Rose Cafe323 m
Cafe Lemon324 m
Downhills Park Cafe490 m

Nearby restaurants

Marmaris166 m
SushiHeads213 m
Kata Japanese260 m
Zam-Sareh286 m

Nearby pubs

The Palm201 m
The Fountain264 m
K K McCools456 m
True Craft512 m

Nearby gyms

Bind Yoga Studio507 m
Tottenham Green Leisure Centre599 m
Kids swimming pool862 m

Nearby pharmacies

Good Health Pharmacy344 m
The Cadge Pharmacy406 m
Reena Pharmacy595 m
All Cures Pharmacy676 m

Nearby health

The Green Dental Surgery163 m
West Green Dental Practice570 m
St. Ann's Road Surgery681 m
Moorfields Eye Unit818 m
Food hygiene (5-star)64% of 78

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

30A SUMMERHILL ROAD LTD
30A SUMMERHILL ROAD MANAGEMENT LTD
GOLDEN PLUMBING LTD
IDEL LTD
STUDIO FORMA LTD

Investment

Investment grade, yield and market outlook

52

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
6.0% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score7/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

33.4

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route10,173m
Crossrail 2 route863m

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%
Price vs London-38.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
10
Development activity
high
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)
1

Housing pipeline (800m)

Homes approved
2
Under construction
0
Completed (3yr)
200
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£320,000)

£3,500

Standard buyer

£0

First-time buyer

Save £3,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in N15 4HD? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N15 4HD.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

What else could £320k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track N15 4HD

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N15 4HD

Full postcodeN15 4HD
Postcode districtN15
BoroughLondon Borough of Haringey
WardTottenham Central
Latitude51.586573
Longitude-0.082364
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