Seven Sisters · Haringey · Tottenham constituency · 51.58310, -0.07430

N15 5LD— Seven Sisters, Haringey

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

High-connectivity investment target

 

Schools 89%Safety 61/100Transport 62/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
61
Schools
53
Transport
62
Environment
56
Investment
47

The bottom line

N15 5LD offers exceptional schools (89% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N15 5LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-15.7% vs London avg
vs London crime+188.0% vs London avg

Deep-dive guides for N15 5LD

🛡️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 5LD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
—

Primary

Earlsmead Primary School

Not yet inspected · 5 min walk

KS2: 105.7

—

Secondary

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 8 min walk

P8: 0.00A8: 46.9

89% of local schools rated Good or Outstanding · based on 33 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

187.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+129% vs borough

Crime by type

Other29%
Violence & sexual offences18%
Anti-social behaviour16%
Vehicle crime12%
Theft11%
Robbery7%
Drug offences4%
Burglary3%

Road safety

99

Road safety score

1

Accidents (5yr)

4

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 · 1.0km

Crime is +188% above 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£9,028/m²
Price per ft²£839/ft²
Avg floor area63.1 m²

EPC breakdown

B
1%
C
13%
D
24%
E
5%

Based on 43 properties · Confidence: high

Street mix

Terraced 53%Flat 47%

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£157,750
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

1996–2025 · CAGR

+7.8%

Total change

+793%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.5%

per year

Acceleration

-40.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 47 sales

Property Type Mix

Total: 47 sales

Terraced55.3%
Flat/maisonette44.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£56k£100k+78.6%1.4
Post-dot-com plateau2001–2004£65k£143k+119.2%2.5
Pre-crash peak2005–2007£148k£282k+90.8%2.3
GFC & correction2010–2012£140k£163k+16.4%2
Help-to-Buy recovery2013–2015£320k£201k-37.2%2
Brexit uncertainty2017–2019£625k£525k-16%1
Pandemic surge2020–2021£535k£715k+33.6%1.5
Rate-rise correction2022–2023£373k£400k+7.4%1.5
Current market2024–2025£535k£500k-6.5%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Weakest performer

Terraced

+0.2% alpha

Flat/maisonette+0.3% α
Local
6.6%
District
6.3%
Terraced+0.2% α
Local
7.1%
District
6.9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing5
Trend Position75

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
1 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
4 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
12 min walk
10 bus routes · 9 stops within 400m · 27 buses/hr peak

76

Walkability score

170

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 park45m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Westerfield Road car park71 spaces
45m
🅿️
Brunswick Road car park
217m
🅿️
Kwikfit carpark20 spaces
667m

Connectivity

Broadband and mobile coverage

98%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed475 Mbps
Median download444 Mbps
Superfast coverage98%
All operators 5G94%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 52%
Less green space than 78% 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 · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

31

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

20

Convenience

Nearest supermarketC&G Cash and Carry · 166 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)

219m

Post office

Nearby shops

Seven Foods Limited87 m
West Green Halal Meats95 m
Tropico Cousins106 m
Reis Supermarket113 m

Nearby cafes

Sunny Station Cafe68 m
Costa153 m
Arlington Cafe298 m
Blighty India Cafe355 m

Nearby restaurants

Deniz Best Kebab102 m
Gejeret Cafe119 m
Maida Fish and Chips132 m
Chicken Excel136 m

Nearby pubs

True Craft185 m
The Fountain418 m
The Post Bar611 m
Mannions Prince Arthur721 m

Nearby gyms

Tottenham Green Leisure Centre593 m

Nearby pharmacies

Reena Pharmacy125 m
Good Health Pharmacy342 m
The Cadge Pharmacy730 m
Pharmocare1.1 km

Nearby health

Smile For Life Dental Clinic688 m
The Green Dental Surgery765 m
Bruce Grove Primary Health Care Centre1.0 km
Food hygiene (5-star)60% of 150

Business

Local businesses registered here

Active businesses
22
New (last 12 months)
14
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ATAZEN LTD
BT ELECTRICAL SERVICES LTD
CALEDONIAN PARK LTD
CALEDONIAN TRADE LTD
CLEAN FILES LTD

+15 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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

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

54.5

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,877m
Crossrail 2 route185m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,942 nationally

1,875

Est. population

12,646/km²

54%

Employed

42%

Degree educated

£35,400

Median income

9.7%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

34

Community stability

Age profile

19%
31%
20%
17%
14%
Under 1819%
18–3431%
35–4920%
50–6417%
65+14%

Tenure

13%
33%
41%
Own outright12%
Own (mortgage)13%
Private rent33%
Social rent41%
Shared ownership0%
Rent free1%

Ethnicity

20%
19%
31%
White British20%
White Other19%
Asian11%
Black32%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine21%
No car household67%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent41%
Private rent33%

vs. London

Income vs London-15.7%

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)
2
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)
84
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
Tottenham Town Hall, Tottenham Town Hall, Town Hall Approach Road, N15 4RY109 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

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 5LD

Full postcodeN15 5LD
Postcode districtN15
BoroughLondon Borough of Haringey
WardSeven Sisters
Latitude51.583104
Longitude-0.074296
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