Seven Sisters · Haringey · Tottenham constituency · 51.58298, -0.07647

N15 5ES— Seven Sisters, Haringey

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

High-connectivity investment target

 

Schools 89%Safety 68/100Transport 61/100Yield 3.56%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
68
Schools
90
Transport
61
Environment
56
Investment
59

The bottom line

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

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Location

N15 5ES

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-7.4% vs London avg
vs London crime+123.0% vs London avg

Deep-dive guides for N15 5ES

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

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“High-connectivity investment target”

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How N15 5ES 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 · 5 min walk

KS2: 108.7

★★

Secondary

All Saints Catholic High School

Good · Inspected Jun 2023 · 12 min walk

P8: +0.36A8: 44.5

100% of local schools rated Good or Outstanding · based on 36 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

145.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+78% vs borough

Crime by type

Anti-social behaviour23%
Violence & sexual offences23%
Other18%
Vehicle crime13%
Theft10%
Robbery5%
Burglary5%
Drug offences3%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.1km

Crime is +123% above London average

Property

Prices, sales volume and market trends

Avg floor area80.4 m²

EPC breakdown

C
3%
D
17%
E
1%

Based on 21 properties · Confidence: medium

Street mix

Terraced 94%Flat 6%

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£201,000
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

1998–2021 · CAGR

+9%

Total change

+628%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.5%

per year

Acceleration

-100.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 17 sales

Property Type Mix

Total: 17 sales

Terraced94.1%
Flat/maisonette5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£68k£145k+112.5%1.7
Post-dot-com plateau2001–2003£157k£126k-19.5%1
Pre-crash peak2007–2007£274k£274k+0%1
GFC & correction2008–2011£250k£288k+15.1%1.5
Help-to-Buy recovery2016–2016£420k£420k+0%3
Pandemic surge2020–2021£715k£497k-30.5%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.7% alpha

Terraced-1.7% α
Local
6%
District
7.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Seven Sisters Rail StationWeaver · Greater Anglia
1 min walk
Seven SistersNational Rail
1 min walk
Seven Sisters Underground StationVictoria
3 min walk
South Tottenham Rail StationSuffragette
5 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
12 min walk
10 bus routes · 9 stops within 400m

76

Walkability score

130

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★34 min
Waterloo41 min ↑
Canary Wharf47 min ↑
City40 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)161
Nearest car park134m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Westerfield Road car park71 spaces
134m
🅿️
Brunswick Road car park
148m
🅿️
Kwikfit carpark20 spaces
760m

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 AONB4% green spaceTree canopy: 70%
Less green space than 78% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.8 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

5 min walk

76%

Recommend GP

76%

Overall GP experience

8

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 877 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

36

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

21

Convenience

Nearest supermarketWest Green Supermarket · 154 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

168m

Post office

Nearby shops

Kumasi Central Market147 m
Reis Supermarket154 m
West Green Butchers160 m
Ben's Off Licence163 m

Nearby cafes

Sunny Station Cafe85 m
Arlington Cafe214 m
Cafe Lemon280 m
Costa289 m

Nearby restaurants

Caribbean Spice146 m
Bagels & Juice147 m
Chicks149 m
Tai Cheong165 m

Nearby pubs

True Craft174 m
The Fountain309 m
No.8 Seven Sisters637 m
Cino Social Club681 m

Nearby gyms

Tottenham Green Leisure Centre626 m

Nearby pharmacies

Reena Pharmacy185 m
Good Health Pharmacy266 m
The Cadge Pharmacy701 m
Boots1.1 km

Nearby health

The Green Dental Surgery637 m
Smile For Life Dental Clinic774 m
Food hygiene (5-star)61% of 132

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

HSM BUSINESS LTD

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

34.7

Price growth score

D
Medium

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,836m
Crossrail 2 route309m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,735 nationally

1,647

Est. population

15,895/km²

59%

Employed

39%

Degree educated

£38,900

Median income

11.9%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

34

Community stability

Age profile

21%
26%
25%
18%
Under 1821%
18–3426%
35–4925%
50–6418%
65+9%

Tenure

15%
34%
40%
Own outright10%
Own (mortgage)15%
Private rent34%
Social rent40%
Shared ownership0%
Rent free1%

Ethnicity

19%
24%
29%
13%
White British19%
White Other24%
Asian9%
Black29%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine24%
No car household63%
Unemployed8%
No qualifications20%

Housing tenure (Census 2021)

Social rent39%
Private rent34%

vs. London

Income vs London-7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
7
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
2
Under construction
0
Completed (3yr)
178
Largest scheme
264 homes · Land at, Land at, Lawrence Road, N15 4EX
Pipeline pressure
LOW

Named schemes (500m)

Land at, Land at, Lawrence Road, N15 4EX264 homes
completed
820 Apex House, Apex House 820, Seven Sisters Road, Haringey163 homes
completed
JEWISH HOME & HOSPITAL, 295, JEWISH HOME & HOSPITAL, 295, HIGH ROAD, TOTTENHAM, N1565 homes
completed
SEVEN SISTERS SCHOOL SITE, SEVEN SISTERS SCHOOL SITE, BRAEMAR ROAD, N1536 homes
completed
OPEN SPACE ADJACENT (1-19 MAYNARD CLOSE), OPEN SPACE ADJACENT (1-19 MAYNARD CLOSE), BRUNSWICK ROAD, N1519 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 5ES

Full postcodeN15 5ES
Postcode districtN15
BoroughLondon Borough of Haringey
WardSeven Sisters
Latitude51.582978
Longitude-0.076467
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