Seven Sisters · Haringey · Tottenham constituency · 51.58239, -0.07424

N15 5LA— Seven Sisters, Haringey

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

High-connectivity investment target

 

Schools 89%Safety 68/100Transport 63/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
68
Schools
90
Transport
63
Environment
56
Investment
47

The bottom line

N15 5LA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N15 5LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

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

Deep-dive guides for N15 5LA

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How N15 5LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Ignatius Catholic Primary School

Not yet inspected · 7 min walk

KS2: 105.0

★★

Secondary

All Saints Catholic High School

Good · Inspected Jun 2023 · 11 min walk

P8: +0.36A8: 44.5

100% of local schools rated Good or Outstanding · based on 35 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

89

Road safety score

11

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

6

Incidents (1yr)

25

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.1km

Crime is +123% above London average

Property

12 Jun

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£14,429/m²
Price per ft²£1,341/ft²
Avg floor area52.5 m²

EPC breakdown

C
12%
D
20%
E
6%
G
1%

Based on 39 properties · Confidence: high

Street mix

Terraced 31%Flat 50%Other 19%

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£131,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2015 · CAGR

+5.6%

Total change

+167%

Market Activity

Price Velocity & Acceleration

Current Velocity

+89.3%

per year

Acceleration

+71.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 21 sales

Property Type Mix

Total: 21 sales

Terraced38.1%
Flat/maisonette61.9%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£86k£148k+72.1%1
Post-dot-com plateau2001–2003£114k£120k+5.1%2
Pre-crash peak2005–2007£73k£126k+73.8%2
GFC & correction2009–2012£295k£103k-65.1%1
Help-to-Buy recovery2014–2015£122k£230k+89.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.6% alpha

Flat/maisonette-5.6% α
Local
3.3%
District
8.9%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position10

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
0.2 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
2 min walk
South Tottenham Rail StationSuffragette
3 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
11 min walk
10 bus routes · 9 stops within 400m · 27 buses/hr peak

74

Walkability score

176

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)

0

EV chargers (800m)

Total spaces (800m)161
Nearest car park120m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Westerfield Road car park71 spaces
120m
🅿️
Brunswick Road car park
275m
🅿️
Kwikfit carpark20 spaces
736m

Connectivity

Broadband and mobile coverage

96%

Full fibre

50%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed411 Mbps
Median download414 Mbps
Superfast coverage96%
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 84% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.7 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

FERNLEA SURGERY

114 HIGH ROAD, SOUTH TOTTENHAM, N15 6JR

6 min walk

85%

Recommend GP

85%

Overall GP experience

8

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

28

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

19

Convenience

Nearest supermarketC&G Cash and Carry · 239 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)

283m

Post office

Nearby shops

Reis Supermarket45 m
Seven Foods Limited95 m
West Green Halal Meats174 m
Tropico Cousins175 m

Nearby cafes

Sunny Station Cafe92 m
Costa211 m
Arlington Cafe249 m
Light Bite375 m

Nearby restaurants

Deniz Best Kebab181 m
Gejeret Cafe198 m
Maida Fish and Chips200 m
Chicken Excel202 m

Nearby pubs

True Craft256 m
The Fountain467 m
The Post Bar682 m
No.8 Seven Sisters695 m

Nearby gyms

Tottenham Green Leisure Centre672 m

Nearby pharmacies

Reena Pharmacy204 m
Good Health Pharmacy403 m
The Cadge Pharmacy805 m
Boots1.0 km

Nearby health

Smile For Life Dental Clinic759 m
The Green Dental Surgery804 m
Bruce Grove Primary Health Care Centre1.1 km
Food hygiene (5-star)59% of 150

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

APEX FOOD CENTRE LTD
APEX GERMAN KEBAB LTD
BRAZILIAN GOLD LTD
BROWNE & NATHAN LIMITED
DAL CATERING (UK) LTD

+13 more

Investment

Investment grade, yield and market outlook

47

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

Rental market

Very High

Demand

Very 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

51.2

Price growth score

C
High

Development pressure

High

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,800m
Crossrail 2 route141m

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)
15
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
2
Under construction
0
Completed (3yr)
8
Largest scheme
264 homes · Land at, Land at, Lawrence Road, N15 4EX
Pipeline pressure
LOW

Named schemes (500m)

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
112-128, 112-128, HIGH ROAD, N1521 homes
completed
Station Court (FMR GOODS YARD), 158, Station Court (FMR GOODS YARD), 158, HIGH ROAD, SOUTH TOTTENHAM, N15 4NU21 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 5LA

Full postcodeN15 5LA
Postcode districtN15
BoroughLondon Borough of Haringey
WardSeven Sisters
Latitude51.582393
Longitude-0.074240
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