South Tottenham · Haringey · Tottenham constituency · 51.57766, -0.06457

N15 6BJ— South Tottenham, Haringey

Location and area intelligence for N15 6BJ, South Tottenham, Haringey

The family fortress

 

Schools 90%Safety 84/100Transport 40/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
58
Safety
84
Schools
100
Transport
40
Environment
85
Investment
53

The bottom line

N15 6BJ 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.

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Location

N15 6BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-11.9% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for N15 6BJ

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N15 6BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

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 · 4 min walk

P8: 0.00A8: 46.9

100% of local schools rated Good or Outstanding · based on 31 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 29 min walk

7 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

44.4 incidents per 1,000 residents

Better than 67% of London
→ Stable

-46% vs borough

Crime by type

Other34%
Violence & sexual offences29%
Anti-social behaviour14%
Drug offences7%
Vehicle crime5%
Burglary5%
Theft4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.7km

Crime is 32% below London average

Property

Prices, sales volume and market trends

Avg floor area146.7 m²

EPC breakdown

C
4%
D
3%

Based on 7 properties · Confidence: low

Street mix

Semi 18%Terraced 82%

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£366,750
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)
RoofFlat, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+9.3%

Total change

+823%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.7%

per year

Acceleration

-23.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached18.2%
Terraced81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£110k£110k+0%2
Post-dot-com plateau2001–2003£185k£295k+59.5%1.5
Pre-crash peak2007–2007£380k£380k+0%1
GFC & correction2009–2009£351k£351k+0%2
Help-to-Buy recovery2016–2016£900k£900k+0%1
Brexit uncertainty2019–2019£1.06m£1.06m+0%1
Rate-rise correction2022–2022£1.01m£1.01m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
10.2%
District
10.2%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Seven Sisters Underground StationVictoria line
10.1 min walk
South Tottenham

Nearby stations

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

24

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★45 min
Waterloo52 min ↑
Canary Wharf56 min ↑
City48 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

1

Car parks (800m)

1

EV chargers (800m)

Nearest car park595m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
595m

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 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: 5.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.3 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

STAMFORD HILL GROUP PRACTICE

2 EGERTON ROAD, STAMFORD HILL, N16 6UA

7 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

0

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Turnpike House (595 m)

No restaurants within 800m — nearest: Brazilian Centre (732 m)

Nearest supermarketSo Real · 992 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

797m

Post office

Nearby shops

Prestige Patisserie542 m
Fresh n' Fruity683 m
Carmel kosher supermarket710 m
Berger & Twersky743 m

Nearby cafes

Markfield Park Cafe498 m
Light Bite577 m
Aran's Cafe609 m
The Boathouse Cafe617 m

Nearby restaurants

Brazilian Centre732 m
Cantina Do Gaucho759 m
Tasti Pizza763 m
Bongo Bar & Restaurant798 m

Nearby pubs

Turnpike House595 m
Mannions Prince Arthur790 m

Nearby gyms

Stronghold Tottenham Hale906 m

Nearby pharmacies

Boots689 m
Day Lewis Pharmacy794 m
Food hygiene (5-star)77% of 43

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
2
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

ADLER GROUP LTD
ADLER HOLDINGS LTD
ECO DINE LTD
ELMBANK LTD
EXTERNAL ESTATES LTD

+12 more

Investment

Investment grade, yield and market outlook

53

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 score13/100
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

23.5

Price growth score

E
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route9,435m
Crossrail 2 route564m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,544 nationally

2,205

Est. population

18,943/km²

61%

Employed

25%

Degree educated

£37,000

Median income

4.7%

Claimant rate

Inner cityVery high densityRenters

31

Community stability

Age profile

47%
16%
19%
Under 1847%
18–3416%
35–4919%
50–6411%
65+7%

Tenure

19%
15%
42%
18%
Own outright19%
Own (mortgage)15%
Private rent42%
Social rent18%
Shared ownership6%

Ethnicity

44%
22%
18%
White British44%
White Other22%
Asian5%
Black9%
Mixed3%
Other18%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine18%
No car household37%
Unemployed4%
No qualifications34%

Housing tenure (Census 2021)

Private rent42%
Social rent18%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
12
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
6
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
11
Largest scheme
132 homes · Tower Court, Tower Court, Clapton Common, E5 9AJ
Pipeline pressure
LOW

Named schemes (500m)

Oak Wharf, Oak Wharf, Timberwharf Road, N16 6DB75 homes
completed
Land at corner of Lemsford Close and, Land at corner of Lemsford Close and, Grovelands Road, N1556 homes
completed
Leadale Wharf, Rear of, Leadale Wharf, Rear of, Watermint Quay, N16 6DN15 homes
completed
Ravensdale Industrial Estate, Ravensdale Industrial Estate, Timberwharf Road, N16 6DB15 homes
completed
Ravensdale Industrial Estate, Ravensdale Industrial Estate, Timberwharf Road, N16 6DB12 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.9%
Ward turnout
35%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Mark GrosskopfLabour
Makbule GunesLabour
Anna LawtonLabour

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Key facts for N15 6BJ

Full postcodeN15 6BJ
Postcode districtN15
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.577657
Longitude-0.064568
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