St Ann's · Haringey · Tottenham constituency · 51.58128, -0.08070

N15 5LP— St Ann's, Haringey

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

The practical family move

 

Schools 100%Safety 76/100Transport 50/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
76
Schools
90
Transport
50
Environment
57
Investment
48

The bottom line

N15 5LP 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.

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Location

N15 5LP

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 5LP

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How N15 5LP 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 · 2 min walk

KS2: 108.7

★★

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 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 13 min walk

10 primaries · 2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.4km

Crime is +45% 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£6,898/m²
Price per ft²£641/ft²
Avg floor area63.4 m²

EPC breakdown

C
7%
D
9%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Terraced 8%Flat 92%

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£158,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+7.4%

Total change

+683%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.6%

per year

Acceleration

-12.99

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 22 sales

Property Type Mix

Total: 22 sales

Terraced9.1%
Flat/maisonette90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£58k£85k+46.7%1.2
Post-dot-com plateau2001–2004£84k£156k+85.7%1.8
Pre-crash peak2006–2006£170k£170k+0%1
GFC & correction2010–2012£185k£205k+10.8%1
Help-to-Buy recovery2014–2014£250k£250k+0%1
Pandemic surge2020–2021£394k£385k-2.3%1
Rate-rise correction2023–2023£350k£350k+0%1
Current market2025–2026£422k£454k+7.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
16.8%
District
16.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
5.8 min walk
Seven Sisters→ Liverpool Street· 6 tph
20 min

Nearby stations

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

45

Walkability score

143

Footpaths (500m)

0

Santander docks (800m)

2.9 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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)85
Nearest car park279m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Brunswick Road car park
433m
🅿️
Westerfield Road car park71 spaces
481m
🅿️
Visitors Car Park
557m
🅿️
Visitors Car Park
630m

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 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: 5.8 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.1 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

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 542 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

28

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

6

Convenience

Nearest supermarketLoco Food Centre · 464 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)

364m

Post office

Nearby shops

Sun Supermarket188 m
Express Food & Wine245 m
Seven Sisters Off License248 m
Heman's250 m

Nearby cafes

Arlington Cafe245 m
Sunny Station Cafe421 m
Pasero472 m
Cafe Lemon475 m

Nearby restaurants

Two Golden Sisters263 m
La Surena269 m
Tasty Perfectly Fried Chicken275 m
Gifa280 m

Nearby pubs

No.8 Seven Sisters335 m
Cino Social Club376 m
The Fountain427 m
True Craft494 m

Nearby gyms

Bind Yoga Studio828 m
Tottenham Green Leisure Centre913 m

Nearby pharmacies

Good Health Pharmacy475 m
Reena Pharmacy530 m
The Cadge Pharmacy895 m

Nearby health

St. Ann's Road Surgery486 m
Moorfields Eye Unit514 m
St Ann's Hospital542 m
The Green Dental Surgery572 m
Food hygiene (5-star)53% of 92

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

E

High street health

Registered businesses

ENTERUK LIMITED

Investment

Investment grade, yield and market outlook

48

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 months2

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

17/100

Velocity score

Future outlook

34.9

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route9,604m
Crossrail 2 route576m

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)
10
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
236
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
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
JUNCTION WITH, JUNCTION WITH, NEWSAM AVENUE, SOUTH GROVE, N1511 homes
completed
DAY NURSERY, 1, DAY NURSERY, 1, SEAFORD ROAD, N1511 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 5LP

Full postcodeN15 5LP
Postcode districtN15
BoroughLondon Borough of Haringey
WardSt Ann's
Latitude51.581276
Longitude-0.080696
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