Seven Sisters · Haringey · Tottenham constituency · 51.57739, -0.08216

N15 6HS— Seven Sisters, Haringey

Location and area intelligence for N15 6HS, Seven Sisters, Haringey

The family fortress

 

Schools 100%Safety 72/100Transport 46/100Low yield 2.84%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
62
Safety
72
Schools
90
Transport
46
Environment
61
Investment
40

The bottom line

N15 6HS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £675,000 median — a strong choice for Families.

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Location

N15 6HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price+29.8% vs London avg
vs London income-4.0% vs London avg
vs London crime+87.0% vs London avg

Deep-dive guides for N15 6HS

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

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“The family fortress”

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How N15 6HS 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 · 5 min walk

★★

Secondary

All Saints Catholic High School

Good · Inspected Jun 2023 · 7 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

10 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

121.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+49% vs borough

Crime by type

Violence & sexual offences26%
Other25%
Anti-social behaviour17%
Vehicle crime11%
Drug offences6%
Theft6%
Burglary5%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.7km

Crime is +87% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£675,000

Median sale price

Above London median by 30%

£675,000 is 30% above the London median (£520,000)

+57.0%

This year

Flat

Dominant type

Price history

5-year change
+58.5%
Sales (24 months)6
New build0.0%
Avg terraced£675,000
Price per m²£11,213/m²
Price per ft²£1,042/ft²
Avg floor area57.4 m²

EPC breakdown

C
14%
D
18%
E
5%
F
3%

Based on 40 properties · Confidence: high

Street mix

Terraced 36%Flat 64%

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

Stamp duty

Standard buyer£21,250
First-time buyerFTB
£21,250
Additional propertyBTL/2nd
£41,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

16.7×

Price-to-income

£3,377/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£143,500
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 BAnnual charge £1,569
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+9.3%

Total change

+1017%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.8%

per year

Acceleration

+31.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 35 sales

Property Type Mix

Total: 35 sales

Terraced37.1%
Flat/maisonette62.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£83k£83k+0%2
Post-dot-com plateau2001–2004£120k£140k+16.7%1.5
Pre-crash peak2005–2007£150k£211k+40.7%1
GFC & correction2008–2011£305k£184k-39.7%1.5
Help-to-Buy recovery2013–2016£260k£440k+69.6%1.7
Brexit uncertainty2017–2018£350k£265k-24.3%2
Pandemic surge2021–2021£426k£426k+0%1
Rate-rise correction2022–2022£623k£623k+0%2
Current market2024–2026£638k£930k+45.9%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Weakest performer

Flat/maisonette

-5.6% alpha

Terraced-0.1% α
Local
6.5%
District
6.6%
Flat/maisonette-5.6% α
Local
4.7%
District
10.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
9.5 min walk
Stamford Hill→ Liverpool Street· 6 tph
18 min

Nearby stations

Stamford Hill Rail StationWeaver · Greater Anglia
6 min walk
Stamford HillNational Rail
6 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
9 min walk
South Tottenham Rail StationSuffragette
10 min walk
Seven Sisters Underground StationVictoria
12 min walk
No bus stops within 400m

39

Walkability score

161

Footpaths (500m)

0

Santander docks (800m)

2.7 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

4

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)14
Nearest car park465m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Visitors Car Park
465m
🅿️
Visitors Car Park
531m

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: 5.3 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.3 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

HAGA

590 SEVEN SISTERS ROAD, N15 6HR

0 min walk

8

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 531 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

9

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

7

Convenience

Nearest supermarketLoco Food Centre · 908 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)

83m

Post office

Nearby shops

Gurbet64 m
El Rincon Dominicano Bodega159 m
Aydjn Organic186 m
Heman's194 m

Nearby cafes

An Nur Cafe362 m
MiLK397 m
Venus Cafe470 m
New River Studios490 m

Nearby restaurants

Pizza Phiroza154 m
Gifa165 m
Tasty Perfectly Fried Chicken170 m
La Surena176 m

Nearby pubs

Cino Social Club73 m
No.8 Seven Sisters110 m
Turnpike House759 m
The Fountain871 m

Nearby gyms

Evoke759 m

Nearby pharmacies

Boots830 m
Day Lewis Pharmacy874 m
Good Health Pharmacy916 m
Reena Pharmacy920 m

Nearby health

Moorfields Eye Unit494 m
St Ann's Hospital531 m
St. Ann's Road Surgery592 m
Woodberry Down Dental Practice781 m
Food hygiene (5-star)56% of 55

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ELITE EXAM SOLUTIONS LIMITED
KELLY RECRUITMENT LTD
NEW WORLD NEWSPAPER LTD
TYREXPRESUK LTD

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

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

8/100

Velocity score

Future outlook

55.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route9,162m
Crossrail 2 route652m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,990 nationally

1,694

Est. population

25,800/km²

54%

Employed

32%

Degree educated

£40,300

Median income

11.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

29%
23%
23%
18%
Under 1829%
18–3423%
35–4923%
50–6418%
65+7%

Tenure

25%
57%
Own outright8%
Own (mortgage)9%
Private rent25%
Social rent56%
Shared ownership1%
Rent free1%

Ethnicity

17%
23%
33%
14%
White British17%
White Other23%
Asian7%
Black33%
Mixed7%
Other14%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine27%
No car household65%
Unemployed7%
No qualifications27%

Housing tenure (Census 2021)

Social rent57%
Private rent25%

vs. London

Income vs London-4.0%
Price vs London+29.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
2
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)
69
Largest scheme
170 homes · KSS 4 Woodberry Down (Phase1d), KSS 4 Woodberry Down (Phase1d), Newton Close, N4
Pipeline pressure
NONE

Named schemes (500m)

Land adjoining Remington Road and, Pulford Road, London, N15, Pulford Road, N1546 homes
completed
381-481, 381-481, Seven Sisters Road, Pulford Road, N1527 homes
completed
WOODBERRY DOWN BAPTIST CHURCH, WOODBERRY DOWN BAPTIST CHURCH, VARTRY ROAD, N1524 homes
completed
39, 39, Amhurst Park, N16 5DL14 homes
completed
6-10, 6-10, NEWNTON CLOSE, N412 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
26.1%
Ward turnout
40%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Ash AhmedGreen
Luisa BrandsGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£675,000)

£21,250

Standard buyer

£21,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N15 6HS

Full postcodeN15 6HS
Postcode districtN15
BoroughLondon Borough of Haringey
WardSeven Sisters
Latitude51.577388
Longitude-0.082158
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