Hermitage & Gardens · Haringey · Tottenham constituency · 51.58064, -0.08655

N15 5EF— Hermitage & Gardens, Haringey

Location and area intelligence for N15 5EF, Hermitage & Gardens, Haringey

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 35/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
63
Safety
79
Schools
90
Transport
35
Environment
59
Investment
33

The bottom line

N15 5EF 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 5EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.7% vs London avg
vs London crime-42.0% vs London avg

Deep-dive guides for N15 5EF

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How N15 5EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Mary's Priory Catholic Junior School

Not yet inspected · 1 min walk

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 10 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 · 8 min walk

10 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

37.6 incidents per 1,000 residents

Better than 73% of London
↑ Rising 883.3%

from a low base — still below London average

-54% vs borough

Crime by type

Other37%
Violence & sexual offences31%
Vehicle crime10%
Theft7%
Burglary7%
Anti-social behaviour3%
Drug offences3%
Robbery2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.7km

Crime is 42% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,106/m²
Price per ft²£567/ft²
Avg floor area76.4 m²

EPC breakdown

A
3%
B
21%
C
4%

Based on 28 properties · Confidence: medium

Street mix

Terraced 23%Flat 74%Other 3%

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£191,000
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.14 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2025 · CAGR

+-0.3%

Total change

-2%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.3%

per year

Acceleration

+32.14

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £350k–£400k · 30 sales

Property Type Mix

Total: 30 sales

Terraced23.3%
Flat/maisonette76.7%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£495k£450k-9.1%10
Pandemic surge2020–2021£625k£520k-16.9%2
Rate-rise correction2022–2023£330k£599k+81.4%2
Current market2024–2025£450k£483k+7.3%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-11% alpha

Weakest performer

Flat/maisonette

-13.1% alpha

Terraced-11% α
Local
-5%
District
6%
Flat/maisonette-13.1% α
Local
-9.1%
District
4%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Seven Sisters Underground StationVictoria line
10.7 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
11 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
12 min walk
South Tottenham Rail StationSuffragette
13 min walk
No bus stops within 400m

37

Walkability score

83

Footpaths (500m)

0

Santander docks (800m)

3.0 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)14
Nearest car park134m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Visitors Car Park
181m
🅿️
Visitors Car Park
238m
🅿️
Brunswick Road car park
791m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

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: 5.6 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.5 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

7

GPs within 1km

5

Dentists within 1km

8

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 131 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

84

Parks (1km)

17

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

5

Convenience

No pubs within 400m — nearest: No.8 Seven Sisters (410 m)

Nearest supermarketLoco Food Centre · 721 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)

412m

Post office

Nearby shops

Armagan Supermarket210 m
Golden Meat217 m
Sun Supermarket232 m
Fladbury News Food & Wine291 m

Nearby cafes

Chestnut Cafe283 m
MiLK493 m
Venus Cafe506 m
An Nur Cafe621 m

Nearby restaurants

Hawthorn Restaurant134 m
VIP Pizza & Pasta214 m
Pizza Phiroza384 m
Gifa385 m

Nearby pubs

No.8 Seven Sisters410 m
Cino Social Club414 m
K K McCools650 m
The Fountain692 m

Nearby gyms

Bind Yoga Studio654 m
Evoke905 m

Nearby pharmacies

All Cures Pharmacy707 m
Good Health Pharmacy783 m

Nearby health

Moorfields Eye Unit111 m
St. Ann's Road Surgery119 m
St Ann's Hospital131 m
The Green Dental Surgery599 m
Food hygiene (5-star)73% of 109

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

AUBURN HOUSE RTM COMPANY LIMITED
COMMON FOX LTD
FAWN HOUSE RTM COMPANY LIMITED
STEVEN KENNEDY CYBERSECURITY LTD

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

43.1

Price growth score

D
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route9,485m
Crossrail 2 route977m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,609 nationally

1,567

Est. population

9,318/km²

65%

Employed

51%

Degree educated

£46,500

Median income

7.8%

Claimant rate

SuburbanHigh densityEstablished mixed

38

Community stability

Age profile

18%
29%
28%
15%
Under 1818%
18–3429%
35–4928%
50–6415%
65+10%

Tenure

22%
25%
39%
Own outright22%
Own (mortgage)26%
Private rent39%
Social rent12%
Shared ownership2%

Ethnicity

34%
29%
White British34%
White Other29%
Asian9%
Black11%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine21%
No car household55%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent39%
Social rent12%

vs. London

Income vs London+10.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
2
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)
81
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
Land adjoining Remington Road and, Pulford Road, London, N15, Pulford Road, N1546 homes
completed
St Anns Road Police Station, 289, St Anns Road Police Station, 289, St Anns Road, N15 5RD28 homes
completed
381-481, 381-481, Seven Sisters Road, Pulford Road, N1527 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
31.4%
Ward turnout
46%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Ata Berk AksitGreen
Fin FitzgeraldGreen

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Key facts for N15 5EF

Full postcodeN15 5EF
Postcode districtN15
BoroughLondon Borough of Haringey
WardHermitage & Gardens
Latitude51.580643
Longitude-0.086553
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