South Tottenham · Haringey · Tottenham constituency · 51.58161, -0.06977

N15 4NL— South Tottenham, Haringey

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

High-connectivity investment target

 

Schools 89%Safety 61/100Transport 53/100Yield 3.56%

Best for: Most buyers

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Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
61
Schools
53
Transport
53
Environment
61
Investment
55

The bottom line

N15 4NL offers exceptional schools (89% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

N15 4NL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-15.7% vs London avg
vs London crime+188.0% vs London avg

Deep-dive guides for N15 4NL

🛡️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 4NL 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 · 3 min walk

KS2: 105.7

—

Secondary

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 4 min walk

P8: 0.00A8: 46.9

89% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 23 min walk

8 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

187.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+129% vs borough

Crime by type

Other29%
Violence & sexual offences18%
Anti-social behaviour16%
Vehicle crime12%
Theft11%
Robbery7%
Drug offences4%
Burglary3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.2km

Crime is +188% above London average

Property

Prices, sales volume and market trends

Avg floor area50.7 m²

EPC breakdown

C
10%
D
16%
E
6%

Based on 32 properties · Confidence: high

Street mix

Semi 12%Terraced 39%Flat 50%

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£126,750
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

1996–2023 · CAGR

+7.8%

Total change

+662%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.7%

per year

Acceleration

+75.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached12%
Terraced36%
Flat/maisonette52%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£82k£77k-6.7%1.7
Post-dot-com plateau2001–2004£119k£137k+15.1%1.2
Pre-crash peak2005–2007£267k£250k-6.6%1.3
GFC & correction2008–2009£243k£240k-1%2.5
Help-to-Buy recovery2013–2015£290k£880k+203.4%1
Brexit uncertainty2018–2018£450k£450k+0%1
Pandemic surge2021–2021£387k£387k+0%1
Rate-rise correction2023–2023£625k£625k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing24
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Sisters Underground StationVictoria line
3.3 min walk
South Tottenham

Nearby stations

South Tottenham Rail StationSuffragette
3 min walk
South TottenhamNational Rail
3 min walk
Seven Sisters Underground StationVictoria
3 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
5 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
12 min walk
No bus stops within 400m

42

Walkability score

128

Footpaths (500m)

0

Santander docks (800m)

2.9 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)91
Nearest car park396m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Westerfield Road car park71 spaces
396m
🅿️
Brunswick Road car park
570m
🅿️
Kwikfit carpark20 spaces
756m

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: 6.1 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

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

FERNLEA SURGERY

114 HIGH ROAD, SOUTH TOTTENHAM, N15 6JR

5 min walk

85%

Recommend GP

85%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Mannions Prince Arthur (519 m)

Nearest supermarketC&G Cash and Carry · 505 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)

358m

Post office

Nearby shops

Prestige Patisserie116 m
Seven Foods Limited270 m
Tottenham Food Centre329 m
Broad Lane Off Licence334 m

Nearby cafes

Light Bite84 m
Costa332 m
Sunny Station Cafe407 m
Blighty India Cafe475 m

Nearby restaurants

Bongo Bar & Restaurant315 m
Maida Kebab348 m
Chicken Excel356 m
Maida Fish and Chips364 m

Nearby pubs

Mannions Prince Arthur519 m
True Craft525 m
The Post Bar719 m
Turnpike House758 m

Nearby gyms

Stronghold Tottenham Hale757 m
Tottenham Green Leisure Centre820 m

Nearby pharmacies

Reena Pharmacy446 m
Good Health Pharmacy692 m
Boots914 m
Day Lewis Pharmacy1.0 km

Nearby health

Smile For Life Dental Clinic791 m
Bruce Grove Primary Health Care Centre1.2 km
Food hygiene (5-star)64% of 131

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

55

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 score15/100
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

33.4

Price growth score

D
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,776m
Crossrail 2 route141m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,942 nationally

1,875

Est. population

12,646/km²

54%

Employed

42%

Degree educated

£35,400

Median income

9.7%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

34

Community stability

Age profile

19%
31%
20%
17%
14%
Under 1819%
18–3431%
35–4920%
50–6417%
65+14%

Tenure

13%
33%
41%
Own outright12%
Own (mortgage)13%
Private rent33%
Social rent41%
Shared ownership0%
Rent free1%

Ethnicity

20%
19%
31%
White British20%
White Other19%
Asian11%
Black32%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine21%
No car household67%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent41%
Private rent33%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
9
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
3
Under construction
0
Completed (3yr)
20
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)

820 Apex House, Apex House 820, Seven Sisters Road, Haringey163 homes
completed
52-68, 52-68, Stamford Road, N15 4PZ48 homes
completed
112-128, 112-128, HIGH ROAD, N1521 homes
completed
Station Court (FMR GOODS YARD), 158, Station Court (FMR GOODS YARD), 158, HIGH ROAD, SOUTH TOTTENHAM, N15 4NU21 homes
completed
1-13, 1-13, Herbert Road, N1518 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 4NL

Full postcodeN15 4NL
Postcode districtN15
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.581609
Longitude-0.069770
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