St Ann's · Haringey · Tottenham constituency · 51.58283, -0.08779

N15 5AX— St Ann's, Haringey

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

The family fortress

 

Schools 100%Safety 82/100Transport 37/100Yield 4.80%⚠ 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
37
Environment
63
Investment
46

The bottom line

N15 5AX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £400,000 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.

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Location

N15 5AX

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 avg price-23.1% vs London avg
vs London income-6.7% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for N15 5AX

🛡️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 5AX 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

10 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.5km

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£400,000

Median sale price

23% below London median

£400,000 is 23% below the London median (£520,000)

+10.8%

This year

Flat

Dominant type

Price history

5-year change
+6.7%
Sales (24 months)7
New build0.0%
Avg flat£400,000
Price per m²£7,843/m²
Price per ft²£729/ft²
Avg floor area53.8 m²

EPC breakdown

B
15%
C
54%
D
11%
E
3%
F
1%

Based on 84 properties · Confidence: high

Street mix

Flat 98%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

Stamp duty

Standard buyer£7,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,500

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

10.2×

Price-to-income

£2,001/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£134,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,569
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+8.2%

Total change

+684%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.6%

per year

Acceleration

+13.54

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 61 sales

Property Type Mix

Total: 61 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£51k£85k+66.7%1
Post-dot-com plateau2001–2003£93k£129k+38.7%2.5
Pre-crash peak2006–2007£159k£136k-14.3%2
GFC & correction2008–2009£153k£134k-12.4%2
Help-to-Buy recovery2013–2016£113k£405k+260%2
Brexit uncertainty2017–2019£480k£338k-29.7%1
Pandemic surge2020–2021£446k£375k-15.8%2
Rate-rise correction2023–2023£380k£380k+0%1
Current market2024–2025£365k£400k+9.6%16

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
6.3%
District
6.2%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing10
Trend Position75

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
11.5 min walk
Harringay Green Lanes

Nearby stations

Seven Sisters Rail StationGreater Anglia · Weaver
11 min walk
Harringay Green Lanes Rail StationSuffragette
12 min walk
Harringay Green LanesNational Rail
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

91

Footpaths (500m)

0

Santander docks (800m)

3.2 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 park208m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Visitors Car Park
390m
🅿️
Visitors Car Park
408m
🅿️
Brunswick Road car park
781m

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 · 293 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

116

Parks (1km)

14

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: K K McCools (394 m)

Nearest supermarketLoco Food Centre · 644 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)

651m

Post office

Nearby shops

D&Y Food & Wine103 m
Local Supermarket204 m
International Food Centre397 m
Sun Supermarket401 m

Nearby cafes

Chestnut Cafe210 m
Perkyn's404 m
French Crepes430 m
Rose Cafe440 m

Nearby restaurants

Hawthorn Restaurant264 m
Uludag Restaurant398 m
Greedy Fish & Chips399 m
Yard Sale Pizza401 m

Nearby pubs

K K McCools394 m
The Fountain626 m
No.8 Seven Sisters643 m
Cino Social Club655 m

Nearby gyms

Bind Yoga Studio396 m
Evoke1.1 km
Kids swimming pool1.2 km

Nearby pharmacies

All Cures Pharmacy459 m
Good Health Pharmacy732 m

Nearby health

St. Ann's Road Surgery155 m
St Ann's Hospital293 m
Moorfields Eye Unit308 m
West Green Dental Practice410 m
Food hygiene (5-star)76% of 74

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

BABYMOMSI LTD
CREDIGLEE LTD
EKARUZ LTD
FACELESS MUSIC UK LTD
GMS CONSTRUCT LIMITED

+8 more

Investment

Investment grade, yield and market outlook

46

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

45.9

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route9,719m
Crossrail 2 route1,077m

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%
Price vs London-23.1%

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£400,000)

£7,500

Standard buyer

£0

First-time buyer

Save £7,500

Affordability check — your annual salary

£

Deposit

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

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Key facts for N15 5AX

Full postcodeN15 5AX
Postcode districtN15
BoroughLondon Borough of Haringey
WardSt Ann's
Latitude51.582830
Longitude-0.087790
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