St Ann's · Haringey · Tottenham constituency · 51.58363, -0.08851

N15 5BA— St Ann's, Haringey

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

The family fortress

 

Schools 100%Safety 78/100Transport 32/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
59
Safety
78
Schools
90
Transport
32
Environment
64
Investment
33

The bottom line

N15 5BA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N15 5BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.7% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for N15 5BA

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

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“The family fortress”

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How N15 5BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Chestnuts Primary School

Good · Inspected Nov 2022 · 3 min walk

KS2: 107.3

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 5 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.2 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+2% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour22%
Other21%
Vehicle crime9%
Theft6%
Robbery6%
Burglary3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.5km

Crime is +28% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N15 district median

£540,000

Based on 163 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£8,407/m²
Price per ft²£781/ft²
Avg floor area82.6 m²

EPC breakdown

C
10%
D
21%
E
7%
F
2%

Based on 40 properties · Confidence: high

Street mix

Terraced 90%Flat 10%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£206,500
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+8.5%

Total change

+1065%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.0%

per year

Acceleration

+4.19

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 88 sales

Property Type Mix

Total: 88 sales

Terraced93.2%
Flat/maisonette6.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£125k+111%4
Post-dot-com plateau2001–2004£137k£206k+50.2%4
Pre-crash peak2005–2007£203k£278k+37.3%3
GFC & correction2008–2012£269k£318k+18%3.2
Help-to-Buy recovery2013–2015£330k£486k+47.2%2.7
Brexit uncertainty2017–2019£459k£558k+21.5%1.5
Pandemic surge2020–2021£555k£682k+22.8%4
Rate-rise correction2022–2023£775k£628k-19%1.5
Current market2024–2025£645k£690k+7%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
8.5%
District
8.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Seven Sisters Underground StationVictoria line
12.2 min walk
Harringay Green Lanes

Nearby stations

Seven Sisters Rail StationGreater Anglia · Weaver
12 min walk
Harringay Green Lanes Rail StationSuffragette
12 min walk
Harringay Green LanesNational Rail
12 min walk
Seven Sisters Underground StationVictoria
14 min walk
South Tottenham Rail StationSuffragette
15 min walk
No bus stops within 400m

43

Walkability score

95

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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)27
Nearest car park293m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Visitors Car Park
480m
🅿️
Visitors Car Park
488m

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: 5.9 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% 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

3 min walk

56%

Recommend GP

56%

Overall GP experience

8

GPs within 1km

4

Dentists within 1km

7

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 380 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

140

Parks (1km)

14

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

5

Convenience

Nearest supermarketCudi Food Centre · 644 m
2 tennis courts

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)

753m

Post office

Nearby shops

D&Y Food & Wine97 m
Local Supermarket113 m
International Food Centre296 m
Aragon Convenience Store319 m

Nearby cafes

Chestnut Cafe244 m
Perkyn's302 m
French Crepes328 m
Rose Cafe339 m

Nearby restaurants

Uludag Restaurant297 m
Greedy Fish & Chips298 m
Yard Sale Pizza300 m
chez nicky310 m

Nearby pubs

K K McCools298 m
Esplanade Club635 m
The Fountain645 m
The Palm648 m

Nearby gyms

Bind Yoga Studio296 m
Kids swimming pool1.1 km
Evoke1.2 km

Nearby pharmacies

All Cures Pharmacy360 m
Good Health Pharmacy753 m
Superdrug978 m

Nearby health

St. Ann's Road Surgery250 m
West Green Dental Practice307 m
The Green Dental Surgery377 m
St Ann's Hospital380 m
Food hygiene (5-star)75% of 61

Business

Local businesses registered here

Active businesses
6
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

E

High street health

Registered businesses

BOEVENTER LTD
DELISHIOUS LIMITED
MOMA HILO LTD
SAFE SETS LTD
SANDIA FILMS LTD

+1 more

Investment

Investment grade, yield and market outlook

33

Investment score

Weak

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
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

32.9

Price growth score

D
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route9,804m
Crossrail 2 route1,138m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,338 nationally

1,899

Est. population

25,940/km²

58%

Employed

37%

Degree educated

£39,200

Median income

8.7%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

39

Community stability

Age profile

23%
26%
23%
18%
Under 1823%
18–3426%
35–4924%
50–6418%
65+10%

Tenure

17%
19%
28%
33%
Own outright17%
Own (mortgage)19%
Private rent28%
Social rent33%
Shared ownership2%
Rent free1%

Ethnicity

20%
25%
26%
15%
White British20%
White Other25%
Asian9%
Black26%
Mixed5%
Other15%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine24%
No car household55%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent33%
Private rent28%

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)
6
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)
0

Housing pipeline (800m)

Homes approved
291
Under construction
0
Completed (3yr)
23
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
270-274, 270-274, West Green Road, N15 3QR9 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 5BA

Full postcodeN15 5BA
Postcode districtN15
BoroughLondon Borough of Haringey
WardSt Ann's
Latitude51.583633
Longitude-0.088506
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