South Tottenham · Haringey · Tottenham constituency · 51.58263, -0.06632

N15 4PH— South Tottenham, Haringey

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

High-connectivity investment target

 

Schools 89%Safety 65/100Transport 50/100Yield 3.56%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
65
Schools
53
Transport
50
Environment
85
Investment
59

The bottom line

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

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Location

N15 4PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-15.7% vs London avg
vs London crime+149.0% vs London avg

Deep-dive guides for N15 4PH

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How N15 4PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
—

Primary

Crowland Primary School

Not yet inspected · Inspected Oct 2024 · 3 min walk

KS2: 102.3

—

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 27 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 22 min walk

7 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

161.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+98% vs borough

Crime by type

Other29%
Violence & sexual offences18%
Anti-social behaviour18%
Vehicle crime11%
Drug offences8%
Theft6%
Robbery5%
Burglary5%

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 · 1.1km

Crime is +149% above London average

Property

Prices, sales volume and market trends

Avg floor area70.5 m²

EPC breakdown

C
19%
D
21%
E
2%

Based on 42 properties · Confidence: high

Street mix

Semi 8%Terraced 22%Flat 67%Other 2%

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£176,250
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

1995–2023 · CAGR

+6.8%

Total change

+531%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.0%

per year

Acceleration

+83.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached9.1%
Terraced25%
Flat/maisonette65.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£86k+16.6%3
Post-dot-com plateau2002–2004£110k£167k+51.8%2.7
Pre-crash peak2005–2007£120k£242k+101.7%2.3
GFC & correction2009–2011£230k£157k-31.8%2
Help-to-Buy recovery2013–2015£212k£525k+147.6%1
Pandemic surge2020–2021£385k£509k+32.2%1.5
Rate-rise correction2022–2023£320k£467k+46%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
8.3%
District
8.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
5.3 min walk
South Tottenham

Nearby stations

Seven Sisters Underground StationVictoria
6 min walk
South Tottenham Rail StationSuffragette
6 min walk
South TottenhamNational Rail
6 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
8 min walk
Tottenham Hale Underground StationVictoria
9 min walk
No bus stops within 400m

42

Walkability score

85

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)92
Nearest car park586m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Westerfield Road car park71 spaces
586m
🅿️
Kwikfit carpark20 spaces
686m
🅿️
Brunswick Road car park
747m

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: 6.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.1 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

5 min walk

76%

Recommend GP

76%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

11

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

6

Convenience

Nearest supermarketThe Food Warehouse · 537 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

234m

Post office

Nearby shops

Prestige Patisserie150 m
Tottenham Food Centre209 m
N15 News & Supermarket233 m
Broad Lane Off Licence241 m

Nearby cafes

Light Bite185 m
Unit 3215 m
Markfield Park Cafe362 m
Blighty India Cafe497 m

Nearby restaurants

Bro's Kebabish237 m
Bongo Bar & Restaurant253 m
Mi Tierra468 m
Maida Kebab484 m

Nearby pubs

Mannions Prince Arthur277 m
The Post Bar669 m
True Craft687 m
The High Cross796 m

Nearby gyms

Stronghold Tottenham Hale497 m
The Gym820 m
Anytime Fitness825 m
Tottenham Green Leisure Centre847 m

Nearby pharmacies

Reena Pharmacy604 m
Boots605 m
Pharmocare1.1 km

Nearby health

Smile For Life Dental Clinic727 m
Tottenham Hale Kidney & Diabetes Centre867 m
Bruce Grove Primary Health Care Centre1.1 km
Food hygiene (5-star)74% of 109

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GREEN DOME INVESTMENTS LTD
LOST SHEEP EVENTS LIMITED
SYDENHAM SERVICE AND MOBILE LTD
TALLAWAH PROPERTY INVESTMENTS LIMITED
VLSI RECORDS LIMITED

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 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

35

Price growth score

D
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,941m
Crossrail 2 route195m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,585 nationally

2,245

Est. population

9,783/km²

62%

Employed

43%

Degree educated

£35,400

Median income

10.5%

Claimant rate

Inner cityHigh densityRenters

28

Community stability

Age profile

20%
33%
25%
16%
Under 1820%
18–3434%
35–4925%
50–6416%
65+6%

Tenure

46%
24%
Own outright13%
Own (mortgage)13%
Private rent46%
Social rent24%
Shared ownership4%
Rent free1%

Ethnicity

20%
29%
24%
White British20%
White Other29%
Asian7%
Black24%
Mixed8%
Other11%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine24%
No car household65%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Private rent46%
Social rent24%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
2
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)
16
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)

Land at corner of Lemsford Close and, Land at corner of Lemsford Close and, Grovelands Road, N1556 homes
completed
143, 143, Broad Lane, N15 4QX54 homes
completed
52-68, 52-68, Stamford Road, N15 4PZ48 homes
completed
FORMER PAGE GREEN CENTRE, FORMER PAGE GREEN CENTRE, BROAD LANE, N1546 homes
completed
1-9 VENTOR TERRACE, 1-9 VENTOR TERRACE, BROAD LANE, 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 4PH

Full postcodeN15 4PH
Postcode districtN15
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.582631
Longitude-0.066320
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