St Ann's · Haringey · Tottenham constituency · 51.58256, -0.08732

N15 5AU— St Ann's, Haringey

Location and area intelligence for N15 5AU, St Ann's, Haringey

The family fortress

 

Schools 100%Safety 82/100Transport 39/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
82
Schools
90
Transport
39
Environment
63
Investment
45

The bottom line

N15 5AU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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.

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Location

N15 5AU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for N15 5AU

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N15 5AU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Ann's CE Primary School

Good · Inspected Nov 2023 · 2 min walk

KS2: 100.9

★★

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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 7 min walk

9 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

59.1 incidents per 1,000 residents

Better than 55% of London
→ Stable

-28% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences26%
Other20%
Vehicle crime9%
Robbery6%
Burglary4%
Drug offences3%
Theft3%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.5km

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area67.2 m²

EPC breakdown

B
1%
C
22%
D
21%
E
2%
F
1%

Based on 47 properties · Confidence: high

Street mix

Terraced 80%Flat 20%

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£168,000
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,569
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+10.2%

Total change

+1150%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.6%

per year

Acceleration

+11.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 15 sales

Property Type Mix

Total: 15 sales

Terraced80%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£50k£130k+160%1
Post-dot-com plateau2001–2004£145k£180k+24.1%1
Pre-crash peak2006–2006£220k£220k+0%1
GFC & correction2008–2008£115k£115k+0%3
Help-to-Buy recovery2014–2014£460k£460k+0%3
Brexit uncertainty2017–2017£510k£510k+0%1
Rate-rise correction2022–2022£625k£625k+0%1

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

Nearby stations

Seven Sisters Rail StationWeaver · Greater Anglia
10 min walk
Seven SistersNational Rail
10 min walk
Harringay Green Lanes Rail StationSuffragette
12 min walk
Seven Sisters Underground StationVictoria
13 min walk
South Tottenham Rail StationSuffragette
14 min walk
No bus stops within 400m

40

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

3.1 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)

1

EV chargers (800m)

Total spaces (800m)14
Nearest car park189m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Visitors Car Park
364m
🅿️
Visitors Car Park
389m
🅿️
Brunswick Road car park
757m

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: 5.8 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.6 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

ST ANN'S ROAD SURGERY

256 ST. ANN'S ROAD, TOTTENHAM, N15 5AZ

2 min walk

56%

Recommend GP

56%

Overall GP experience

8

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 270 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

17

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: K K McCools (430 m)

Nearest supermarketLoco Food Centre · 629 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

608m

Post office

Nearby shops

D&Y Food & Wine122 m
Local Supermarket248 m
Sun Supermarket357 m
Armagan Supermarket419 m

Nearby cafes

Chestnut Cafe223 m
Perkyn's445 m
French Crepes471 m
Rose Cafe484 m

Nearby restaurants

Hawthorn Restaurant243 m
VIP Pizza & Pasta422 m
Uludag Restaurant437 m
Greedy Fish & Chips439 m

Nearby pubs

K K McCools430 m
No.8 Seven Sisters600 m
The Fountain610 m
Cino Social Club612 m

Nearby gyms

Bind Yoga Studio435 m
Evoke1.1 km
Kids swimming pool1.2 km

Nearby pharmacies

All Cures Pharmacy503 m
Good Health Pharmacy713 m

Nearby health

St. Ann's Road Surgery128 m
St Ann's Hospital270 m
Moorfields Eye Unit281 m
The Green Dental Surgery419 m
Food hygiene (5-star)74% of 80

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

HUSSAIN INSURE LTD

Investment

Investment grade, yield and market outlook

45

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

18.5

Price growth score

E
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route9,693m
Crossrail 2 route1,043m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,855 nationally

2,131

Est. population

25,554/km²

57%

Employed

39%

Degree educated

£39,200

Median income

9.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

31

Community stability

Age profile

27%
28%
23%
15%
Under 1827%
18–3428%
35–4923%
50–6415%
65+7%

Tenure

15%
38%
34%
Own outright10%
Own (mortgage)15%
Private rent38%
Social rent34%
Shared ownership3%
Rent free1%

Ethnicity

22%
24%
24%
White British22%
White Other24%
Asian11%
Black24%
Mixed8%
Other12%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household60%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Private rent38%
Social rent34%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
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
291
Under construction
0
Completed (3yr)
80
Largest scheme
291 homes · Haringey Ward, St Anns General Hospital, St Anns Road, Tottenham, London, N15 3TH, St Anns Road, N15 3TH
Pipeline pressure
HIGH

Named schemes (500m)

Haringey Ward, St Anns General Hospital, St Anns Road, Tottenham, London, N15 3TH, St Anns Road, N15 3TH291 homes
not_started
250-266, 250-266, ST ANNES ROAD, N1571 homes
completed
St Anns Road Police Station, 289, St Anns Road Police Station, 289, St Anns Road, N15 5RD28 homes
completed
Dagmar Arms PH, 36, Dagmar Arms PH, 36, Cornwall Road, N15 5AR26 homes
completed
BEAMINSTER CRT (1-12); WINDSOR CRT (1-6), 1B, BEAMINSTER CRT (1-12); WINDSOR CRT (1-6), 1B, SOUTH GROVE, AVENUE ROAD (24), N1514 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
30.1%
Ward turnout
42%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Ruairidh George PatonGreen
Georgia Helen TwiggGreen

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Key facts for N15 5AU

Full postcodeN15 5AU
Postcode districtN15
BoroughLondon Borough of Haringey
WardSt Ann's
Latitude51.582562
Longitude-0.087324
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