The bottom line
N15 6AE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.
The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how N15 6AE scores on each.
Toggle a question above to see how N15 6AE meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N15 6AE
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Postcode Personality
“The family fortress”
How N15 6AE has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Springfield Community Primary School
Outstanding · Inspected Oct 2023 · 2 min walk
KS2: 102.0
Secondary
Gladesmore Community School
Not yet inspected · Inspected Oct 2024 · 5 min walk
100% of local schools rated Good or Outstanding · based on 31 schools within 1.5km
Childcare
Childcare
Pembury House Nursery School
Not inspected · 30 min walk
6 primaries · 4 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
38.6 incidents per 1,000 residents
-57% vs borough
Crime by type
Road safety
99
Road safety score
1
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
1
Incidents (5yr)
Nearest station: Tottenham Fire Station · 1.8km
Crime is 41% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 40 properties · Confidence: high
Street mix
LHA rates — Inner East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1996–2019 · CAGR
+10.6%
Total change
+912%
Market Activity
Price Velocity & Acceleration
Current Velocity
+48.3%
per year
Acceleration
+55.79
change in velocity
Market State
Strong growth
Price Distribution
P25: £450k–£500k · P75: £50k–£75k · 21 sales
Property Type Mix
Total: 21 sales
By decade
1990s
2000s
2010s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1996–2000 | £63k | £117k | +85.7% | 1 |
| Post-dot-com plateau | 2002–2004 | £76k | £210k | +176.9% | 1.5 |
| Pre-crash peak | 2006–2007 | £119k | £123k | +2.7% | 2.5 |
| GFC & correction | 2008–2012 | £162k | £243k | +49.7% | 1 |
| Help-to-Buy recovery | 2013–2016 | £307k | £465k | +51.7% | 1.5 |
| Brexit uncertainty | 2017–2019 | £430k | £638k | +48.3% | 2 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+4.9% alpha
Weakest performer
Terraced
+4% alpha
CAGR over 4yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
23
Walkability score
47
Footpaths (500m)
0
Santander docks (800m)
2.5 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
3
Car parks (800m)
1
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
43%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Marshes SSSI — 1.1 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
Climate
Local weather conditions and energy potential
1,520 hrs/yr
Sunshine
605 mm/yr
Rainfall
22.5°C
Summer avg
3.0°C
Winter avg
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
STAMFORD HILL GROUP PRACTICE
2 EGERTON ROAD, STAMFORD HILL, N16 6UA
8 min walk
70%
Recommend GP
70%
Overall GP experience
3
GPs within 1km
0
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
60
Parks (1km)
0
Restaurants (800m)
3
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
9
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Turnpike House (656 m)
No restaurants within 800m — nearest: Brazilian Centre (783 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
893m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
+1 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
57
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
21.6
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 1/10
Most deprived areas
Index of Multiple Deprivation
Rank: 2,222 nationally
1,632
Est. population
15,403/km²
59%
Employed
32%
Degree educated
£34,100
Median income
5.7%
Claimant rate
30
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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