South Tottenham · Haringey · Tottenham constituency · 51.58406, -0.06547

N15 4PY— South Tottenham, Haringey

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

The family fortress

 

Schools 83%Safety 75/100Transport 49/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
75
Schools
50
Transport
49
Environment
85
Investment
56

The bottom line

N15 4PY offers exceptional schools (83% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N15 4PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 4PY

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

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Postcode Personality

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“The family fortress”

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How N15 4PY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

50

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 · 6 min walk

P8: 0.00A8: 46.9

83% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 20 min walk

7 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)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.0km

Crime is +53% above London average

Property

Prices, sales volume and market trends

Avg floor area72 m²

EPC breakdown

C
22%
D
16%
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£180,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

2002–2017 · CAGR

+8.9%

Total change

+258%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.4%

per year

Acceleration

-28.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£102k£102k+0%1
Pre-crash peak2006–2007£130k£165k+26.9%1
GFC & correction2012–2012£145k£145k+0%1
Help-to-Buy recovery2013–2015£176k£280k+59.1%1.5
Brexit uncertainty2017–2017£365k£365k+0%1

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 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Tottenham Hale StationVictoria line
6.2 min walk
Tottenham Hale

Nearby stations

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

49

Walkability score

104

Footpaths (500m)

0

Santander docks (800m)

3.0 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)162
Nearest car park420m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Kwikfit carpark20 spaces
570m
🅿️
Westerfield Road car park71 spaces
642m
🅿️
Brunswick Road car park
784m

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

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.0 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

TYNEMOUTH MEDICAL PRACTICE

TYNEMOUTH ROAD, N15 4RH

4 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

12

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

6

Convenience

Nearest supermarketThe Food Warehouse · 377 m
3 tennis courts1 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)

164m

Post office

Nearby shops

Deza Express93 m
N15 News & Supermarket123 m
The Deli Co147 m
Tottenham Food Centre160 m

Nearby cafes

Unit 3117 m
Light Bite320 m
Markfield Park Cafe391 m
Archives Ldn395 m

Nearby restaurants

Bro's Kebabish141 m
Bongo Bar & Restaurant226 m
Pret A Manger348 m
Mi Tierra444 m

Nearby pubs

Mannions Prince Arthur116 m
The Post Bar565 m
The High Cross675 m
The Volunteer698 m

Nearby gyms

Stronghold Tottenham Hale361 m
Anytime Fitness658 m
The Gym659 m
Hotpod Yoga Tottenham Hale733 m

Nearby pharmacies

Boots436 m
Reena Pharmacy638 m
Pharmocare960 m
Dowsett Pharmacy1.2 km

Nearby health

Smile For Life Dental Clinic612 m
Tottenham Hale Kidney & Diabetes Centre710 m
Bruce Grove Primary Health Care Centre955 m
Food hygiene (5-star)75% of 108

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

JCEUCTTIE LIMITED
TBHNLYSGS LIMITED
ZXCYXGS LIMITED

Investment

Investment grade, yield and market outlook

56

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 score16/100
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

30.6

Price growth score

D
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route10,109m
Crossrail 2 route104m

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

Inner cityVery 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
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
2
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)
2
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
12
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)

PRINCE OF WALES HOSPITAL SITE, PRINCE OF WALES HOSPITAL SITE, TYNEMOUTH ROAD, TOTTENHAM GREEN, N15168 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
PRINCE OF WALES HOSPITAL, PRINCE OF WALES HOSPITAL, TYNEMOUTH ROAD, N1539 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 4PY

Full postcodeN15 4PY
Postcode districtN15
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.584056
Longitude-0.065465
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
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