St Ann's · Haringey · Tottenham constituency · 51.58035, -0.08085

N15 5HT— St Ann's, Haringey

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

The practical family move

 

Schools 100%Safety 76/100Transport 51/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
76
Schools
90
Transport
51
Environment
57
Investment
45

The bottom line

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

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Location

N15 5HT

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 income-6.7% vs London avg
vs London crime+45.0% vs London avg

Deep-dive guides for N15 5HT

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

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“The practical family move”

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How N15 5HT 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 · 3 min walk

KS2: 108.7

★★

Secondary

All Saints Catholic High School

Good · Inspected Jun 2023 · 10 min walk

P8: +0.36A8: 44.5

100% of local schools rated Good or Outstanding · based on 31 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.9 incidents per 1,000 residents

Higher crime than 71% of London
→ Stable

+15% vs borough

Crime by type

Violence & sexual offences26%
Anti-social behaviour23%
Other16%
Vehicle crime11%
Theft11%
Drug offences7%
Robbery4%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.5km

Crime is +45% 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£5,348/m²
Price per ft²£497/ft²
Avg floor area71.5 m²

EPC breakdown

C
26%
D
4%

Based on 30 properties · Confidence: high

Street mix

Terraced 24%Flat 76%

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£178,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1999–2024 · CAGR

+7.7%

Total change

+533%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.9%

per year

Acceleration

-41.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 25 sales

Property Type Mix

Total: 25 sales

Terraced28%
Flat/maisonette72%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£60k£115k+93.3%2
Post-dot-com plateau2001–2004£90k£167k+85.6%1.5
Pre-crash peak2006–2007£179k£205k+14.5%1
GFC & correction2008–2010£218k£149k-31.5%2
Help-to-Buy recovery2014–2016£245k£294k+20%2.3
Brexit uncertainty2019–2019£400k£400k+0%1
Current market2024–2024£377k£377k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
11.3%
District
10.2%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing7
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

44

Walkability score

166

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★37 min
Waterloo44 min ↑
Canary Wharf51 min ↑
City43 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)85
Nearest car park294m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Visitors Car Park
515m
🅿️
Brunswick Road car park
522m
🅿️
Westerfield Road car park71 spaces
548m
🅿️
Visitors Car Park
591m

Connectivity

Broadband and mobile coverage

100%

Full fibre

56%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed435 Mbps
Median download421 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: 5.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

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

1 min walk

76%

Recommend GP

76%

Overall GP experience

10

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 518 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

27

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

6

Convenience

Nearest supermarketLoco Food Centre · 567 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

263m

Post office

Nearby shops

Express Food & Wine143 m
Heman's148 m
Aydjn Organic156 m
Sun Supermarket166 m

Nearby cafes

Arlington Cafe268 m
Sunny Station Cafe484 m
Pasero573 m
Cafe Lemon575 m

Nearby restaurants

Two Golden Sisters162 m
La Surena168 m
Tasty Perfectly Fried Chicken174 m
Gifa179 m

Nearby pubs

No.8 Seven Sisters233 m
Cino Social Club275 m
The Fountain529 m
True Craft579 m

Nearby gyms

Bind Yoga Studio892 m
Tottenham Green Leisure Centre1.0 km

Nearby pharmacies

Good Health Pharmacy574 m
Reena Pharmacy607 m
The Cadge Pharmacy998 m

Nearby health

Moorfields Eye Unit486 m
St. Ann's Road Surgery490 m
St Ann's Hospital518 m
The Green Dental Surgery661 m
Food hygiene (5-star)54% of 89

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

MAAVZ LTD
PERFECT NAILS JA LIMITED
PICASSO CONSTRUCTION LIMITED

Investment

Investment grade, yield and market outlook

45

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 score16/100
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

4/100

Velocity score

Future outlook

42.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route9,501m
Crossrail 2 route581m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,892 nationally

1,618

Est. population

18,206/km²

56%

Employed

36%

Degree educated

£39,200

Median income

9.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

20%
24%
22%
20%
14%
Under 1820%
18–3424%
35–4922%
50–6420%
65+14%

Tenure

14%
15%
32%
36%
Own outright14%
Own (mortgage)16%
Private rent32%
Social rent36%
Shared ownership0%
Rent free2%

Ethnicity

22%
19%
29%
14%
White British22%
White Other19%
Asian11%
Black29%
Mixed6%
Other14%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine27%
No car household64%
Unemployed4%
No qualifications26%

Housing tenure (Census 2021)

Social rent36%
Private rent32%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
4
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
0
Under construction
0
Completed (3yr)
153
Largest scheme
264 homes · Land at, Land at, Lawrence Road, N15 4EX
Pipeline pressure
NONE

Named schemes (500m)

Land adjoining Remington Road and, Pulford Road, London, N15, Pulford Road, N1546 homes
completed
SEVEN SISTERS SCHOOL SITE, SEVEN SISTERS SCHOOL SITE, BRAEMAR ROAD, N1536 homes
completed
381-481, 381-481, Seven Sisters Road, Pulford Road, N1527 homes
completed
Former Day Nursery Site, Former Day Nursery Site, Plevna Crescent, N1516 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

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Key facts for N15 5HT

Full postcodeN15 5HT
Postcode districtN15
BoroughLondon Borough of Haringey
WardSt Ann's
Latitude51.580352
Longitude-0.080850
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