Seven Sisters · Haringey · Tottenham constituency · 51.58423, -0.08300

N15 5DS— Seven Sisters, Haringey

Location and area intelligence for N15 5DS, Seven Sisters, Haringey

The family fortress

 

Schools 100%Safety 80/100Transport 47/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
67
Safety
80
Schools
90
Transport
47
Environment
63
Investment
49

The bottom line

N15 5DS 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.

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Location

N15 5DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.4% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for N15 5DS

🛡️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 5DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

South Grove Primary School

Not yet inspected · 2 min walk

KS2: 108.7

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 8 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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.6 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-14% vs borough

Crime by type

Violence & sexual offences23%
Anti-social behaviour21%
Other21%
Vehicle crime17%
Burglary7%
Theft5%
Robbery4%
Drug offences3%

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 · 1.2km

Crime is +9% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,142/m²
Price per ft²£756/ft²
Avg floor area81.2 m²

EPC breakdown

C
7%
D
21%

Based on 28 properties · Confidence: medium

Street mix

Terraced 92%Flat 8%

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£203,000
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

+8.1%

Total change

+941%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.0%

per year

Acceleration

-78.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 63 sales

Property Type Mix

Total: 63 sales

Terraced92.1%
Flat/maisonette7.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£108k+75.6%2.5
Post-dot-com plateau2001–2004£133k£205k+53.8%4.8
Pre-crash peak2005–2007£220k£298k+35.7%2
GFC & correction2008–2012£260k£301k+15.7%2
Help-to-Buy recovery2013–2016£343k£475k+38.7%1.5
Brexit uncertainty2017–2018£503k£615k+22.3%1.5
Pandemic surge2020–2021£245k£822k+235.5%1
Rate-rise correction2022–2023£658k£956k+45.3%1.5
Current market2025–2025£640k£640k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
9.2%
District
9.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

61out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing8
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Seven Sisters Underground StationVictoria line
7.9 min walk
Seven Sisters→ Liverpool Street· 6 tph
20 min

Nearby stations

Seven Sisters Rail StationWeaver · Greater Anglia
7 min walk
Seven SistersNational Rail
7 min walk
Seven Sisters Underground StationVictoria
9 min walk
South Tottenham Rail StationSuffragette
11 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
15 min walk
No bus stops within 400m

45

Walkability score

93

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

8

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)85
Nearest car park432m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Brunswick Road car park
432m
🅿️
Westerfield Road car park71 spaces
583m
🅿️
Visitors Car Park
649m
🅿️
Visitors Car Park
699m

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: 6.1 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.2 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

GROVE ROAD SURGERY

1 GROVE ROAD, TOTTENHAM, N15 5HJ

4 min walk

76%

Recommend GP

76%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 579 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

31

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Fountain (260 m)

Nearest supermarketLoco Food Centre · 277 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)

375m

Post office

Nearby shops

West Green Road Mini Market129 m
Rojin186 m
D&Y Food & Wine292 m
Gunyadin309 m

Nearby cafes

Pasero336 m
Cafe Lemon351 m
Arlington Cafe532 m
Perkyn's546 m

Nearby restaurants

Marmaris132 m
Kata Japanese255 m
Zam-Sareh314 m
Perfect Fried Chicken324 m

Nearby pubs

The Fountain260 m
The Palm457 m
K K McCools471 m
True Craft501 m

Nearby gyms

Bind Yoga Studio511 m
Tottenham Green Leisure Centre766 m
Kids swimming pool1.1 km

Nearby pharmacies

Good Health Pharmacy367 m
Reena Pharmacy578 m
The Cadge Pharmacy641 m
All Cures Pharmacy659 m

Nearby health

The Green Dental Surgery207 m
St. Ann's Road Surgery450 m
West Green Dental Practice563 m
Moorfields Eye Unit573 m
Food hygiene (5-star)64% of 104

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ALP CONSULTANCY LIMITED
BANAH CORPORATE LIMITED
BAVISTER LIMITED
BETTER ACTIVE LONDON LIMITED
DAMIEN MACK LTD

+4 more

Investment

Investment grade, yield and market outlook

49

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 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

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.2

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route9,909m
Crossrail 2 route782m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,140 nationally

2,550

Est. population

13,595/km²

71%

Employed

55%

Degree educated

£38,900

Median income

9.4%

Claimant rate

Inner cityHigh densityEstablished mixed

35

Community stability

Age profile

19%
30%
28%
14%
Under 1819%
18–3430%
35–4928%
50–6414%
65+9%

Tenure

17%
23%
41%
16%
Own outright17%
Own (mortgage)23%
Private rent41%
Social rent16%
Shared ownership3%
Rent free0%

Ethnicity

30%
27%
15%
White British30%
White Other27%
Asian11%
Black15%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine18%
No car household57%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent41%
Social rent16%

vs. London

Income vs London-7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
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
0
Under construction
0
Completed (3yr)
240
Largest scheme
264 homes · Land at, Land at, Lawrence Road, N15 4EX
Pipeline pressure
NONE

Named schemes (500m)

45-63, 45-63, Lawrence Road, N15 4EN80 homes
completed
67, 67, Lawrence Road, N15 4EY76 homes
completed
Zenith House 69, Zenith House 69, Lawrence Road, N15 4TG66 homes
completed
SEVEN SISTERS SCHOOL SITE, SEVEN SISTERS SCHOOL SITE, BRAEMAR ROAD, N1536 homes
completed
Zenith House 69, Zenith House 69, Lawrence Road, N15 4TG29 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
26.1%
Ward turnout
40%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Ash AhmedGreen
Luisa BrandsGreen

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Key facts for N15 5DS

Full postcodeN15 5DS
Postcode districtN15
BoroughLondon Borough of Haringey
WardSeven Sisters
Latitude51.584227
Longitude-0.082996
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