Hermitage & Gardens · Haringey · Tottenham constituency · 51.57741, -0.08753

N15 6EF— Hermitage & Gardens, Haringey

Location and area intelligence for N15 6EF, Hermitage & Gardens, Haringey

The family fortress

 

Schools 100%Safety 76/100Transport 42/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
62
Safety
76
Schools
90
Transport
42
Environment
74
Investment
46

The bottom line

N15 6EF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N15 6EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.0% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for N15 6EF

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N15 6EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Mary's Priory Catholic Junior School

Not yet inspected · 4 min walk

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 7 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.1 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

+20% vs borough

Crime by type

Other32%
Violence & sexual offences25%
Anti-social behaviour13%
Vehicle crime11%
Theft7%
Robbery5%
Drug offences3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.8km

Crime is +51% above London average

Property

Prices, sales volume and market trends

Avg floor area106.1 m²

EPC breakdown

B
4%
C
3%

Based on 7 properties · Confidence: low

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£265,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction eraNO DATA!
WallsAverage thermal transmittance 0.24 W/m??K|Trawsyriannedd thermol cyfartalog 0.24 W/m??K
RoofAverage thermal transmittance 0.20 W/m??K|Trawsyriannedd thermol cyfartalog 0.20 W/m??K
Heating fuelmains gas - this is for backwards compatibility only and should not be used
GlazingFully double glazed|Gwydrau dwbl llawn
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Manor House Underground StationPiccadilly line
11.4 min walk
Harringay Green Lanes

Nearby stations

Harringay Green LanesNational Rail
9 min walk
Harringay Green Lanes Rail StationSuffragette
9 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
10 min walk
Manor House Underground StationPiccadilly
12 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
13 min walk
No bus stops within 400m

38

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★37 min
Waterloo44 min ↑
Canary Wharf51 min ↑
City43 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

8

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)14
Nearest car park217m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Visitors Car Park
217m
🅿️
Visitors Car Park
237m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.2 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.7 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

ST ANN'S ROAD SURGERY

256 ST. ANN'S ROAD, TOTTENHAM, N15 5AZ

6 min walk

56%

Recommend GP

56%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 317 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

10

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Cino Social Club (371 m)

Nearest supermarketYOHOME Oriental Lifestyle · 729 m
1 tennis courts

Nightlife (500m)

1

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

379m

Post office

Nearby shops

Golden Meat149 m
Armagan Supermarket156 m
Fladbury News Food & Wine169 m
Tiny's Local274 m

Nearby cafes

MiLK129 m
Venus Cafe149 m
New River Studios284 m
An Nur Cafe285 m

Nearby restaurants

VIP Pizza & Pasta152 m
Bring Back The Love271 m
Hawthorn Restaurant350 m
Pizza Phiroza418 m

Nearby pubs

Cino Social Club371 m
No.8 Seven Sisters404 m
The Finsbury857 m
K K McCools993 m

Nearby gyms

Evoke543 m
The Gym852 m
Bind Yoga Studio988 m

Nearby pharmacies

Superdrug656 m
Rowlands Pharmacy942 m
All Cures Pharmacy1.0 km

Nearby health

Moorfields Eye Unit296 m
St Ann's Hospital317 m
St. Ann's Road Surgery448 m
Woodberry Down Dental Practice557 m
Food hygiene (5-star)73% of 95

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

PINNACLE PRIVATE CAB LIMITED

Investment

Investment grade, yield and market outlook

46

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 score17/100
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

22.4

Price growth score

E
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route9,121m
Crossrail 2 route1,023m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,612 nationally

1,794

Est. population

14,366/km²

66%

Employed

50%

Degree educated

£40,300

Median income

9.5%

Claimant rate

Inner cityHigh densityRenters

33

Community stability

Age profile

17%
37%
23%
13%
Under 1817%
18–3437%
35–4923%
50–6413%
65+10%

Tenure

18%
18%
43%
19%
Own outright18%
Own (mortgage)18%
Private rent43%
Social rent19%
Shared ownership2%
Rent free0%

Ethnicity

31%
25%
19%
White British31%
White Other25%
Asian10%
Black19%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine21%
No car household54%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Private rent43%
Social rent19%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
4
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
291
Under construction
0
Completed (3yr)
74
Largest scheme
401 homes · Woodberry Grove, Woodberry Grove, Newnton Close, N4
Pipeline pressure
HIGH

Named schemes (500m)

Haringey Ward, St Anns General Hospital, St Anns Road, Tottenham, London, N15 3TH, St Anns Road, N15 3TH291 homes
not_started
250-266, 250-266, ST ANNES ROAD, N1571 homes
completed
NEW RIVER LODGE CLOSE, NEW RIVER LODGE CLOSE, NEWNTON CLOSE, N429 homes
completed
St Anns Road Police Station, 289, St Anns Road Police Station, 289, St Anns Road, N15 5RD28 homes
completed
Pacific House, Pacific House, Vale Road, Seven Sisters, N4 1PQ27 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
31.4%
Ward turnout
46%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Ata Berk AksitGreen
Fin FitzgeraldGreen

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Key facts for N15 6EF

Full postcodeN15 6EF
Postcode districtN15
BoroughLondon Borough of Haringey
WardHermitage & Gardens
Latitude51.577413
Longitude-0.087526
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