St Ann's · Haringey · Tottenham constituency · 51.58068, -0.08011

N15 5LU— St Ann's, Haringey

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

The practical family move

 

Schools 100%Safety 76/100Transport 54/100Yield 3.56%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
76
Schools
90
Transport
54
Environment
57
Investment
58

The bottom line

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

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Location

N15 5LU

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 5LU

🛡️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 5LU 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 33 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 13 min walk

9 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)

2

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

Prices, sales volume and market trends

Avg floor area47.3 m²

EPC breakdown

C
22%
D
2%

Based on 24 properties · Confidence: medium

Street mix

Flat 100%

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£118,250
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, filled cavity
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

2002–2024 · CAGR

+5%

Total change

+192%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.9%

per year

Acceleration

+21.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£95k£104k+8.9%1.7
Pre-crash peak2007–2007£130k£130k+0%1
GFC & correction2008–2010£142k£119k-16%1.5
Help-to-Buy recovery2013–2016£131k£263k+100.8%1.8
Brexit uncertainty2017–2019£230k£259k+12.6%1
Pandemic surge2020–2021£255k£274k+7.5%2
Rate-rise correction2022–2022£248k£248k+0%1
Current market2024–2024£277k£277k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
5.7%
District
6.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
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
5.6 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
7 min walk
Seven Sisters Underground StationVictoria
7 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
9 min walk
No bus stops within 400m

45

Walkability score

153

Footpaths (500m)

0

Santander docks (800m)

2.9 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)85
Nearest car park238m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Brunswick Road car park
464m
🅿️
Westerfield Road car park71 spaces
485m
🅿️
Visitors Car Park
573m
🅿️
Visitors Car Park
649m

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed438 Mbps
Median download422 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 — 2.1 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

2 min walk

76%

Recommend GP

76%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 571 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

58

Parks (1km)

27

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

6

Convenience

Nearest supermarketLoco Food Centre · 524 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)

317m

Post office

Nearby shops

Express Food & Wine196 m
Heman's202 m
Aydjn Organic211 m
Seven Sisters Off License213 m

Nearby cafes

Arlington Cafe209 m
Sunny Station Cafe421 m
Pasero524 m
Cafe Lemon525 m

Nearby restaurants

Two Golden Sisters216 m
La Surena222 m
Tasty Perfectly Fried Chicken229 m
Gifa235 m

Nearby pubs

No.8 Seven Sisters286 m
Cino Social Club330 m
The Fountain486 m
True Craft519 m

Nearby gyms

Tottenham Green Leisure Centre953 m

Nearby pharmacies

Good Health Pharmacy523 m
Reena Pharmacy545 m
The Cadge Pharmacy954 m
Boots980 m

Nearby health

St. Ann's Road Surgery533 m
Moorfields Eye Unit541 m
St Ann's Hospital571 m
The Green Dental Surgery649 m
Food hygiene (5-star)52% of 98

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

ALPHA & OMEGA CONSULTING LTD
HARDWARE COLLECTIVE LTD

Investment

Investment grade, yield and market outlook

58

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

29.4

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route9,545m
Crossrail 2 route532m

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)
11
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)
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
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
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 5LU

Full postcodeN15 5LU
Postcode districtN15
BoroughLondon Borough of Haringey
WardSt Ann's
Latitude51.580682
Longitude-0.080115
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