South Tottenham · Haringey · Tottenham constituency · 51.57685, -0.06883

N15 6LL— South Tottenham, Haringey

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

The practical family move

 

Schools 89%Safety 85/100Transport 51/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
58
Safety
85
Schools
95
Transport
51
Environment
61
Investment
51

The bottom line

N15 6LL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

N15 6LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-11.9% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for N15 6LL

🛡️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 6LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Springfield Community Primary School

Outstanding · Inspected Oct 2023 · 3 min walk

KS2: 102.0

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 5 min walk

P8: +0.92A8: 52.2

100% of local schools rated Good or Outstanding · based on 33 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.0 incidents per 1,000 residents

Better than 72% of London
→ Stable

-52% vs borough

Crime by type

Anti-social behaviour27%
Other27%
Violence & sexual offences22%
Vehicle crime12%
Burglary5%
Theft4%
Robbery2%
Drug offences1%

Road safety

96

Road safety score

4

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.7km

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N15 district median

£540,000

Based on 163 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£8,803/m²
Price per ft²£818/ft²
Avg floor area56.8 m²

EPC breakdown

C
1%
D
8%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 67%Flat 33%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£142,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1997–2025 · CAGR

+7.9%

Total change

+733%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.3%

per year

Acceleration

-206.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Terraced62.5%
Flat/maisonette37.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£60k£60k+0%1
Post-dot-com plateau2004–2004£275k£275k+0%2
Help-to-Buy recovery2015–2015£750k£750k+0%2
Current market2025–2025£500k£500k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.6% alpha

Terraced+1.6% α
Local
9.6%
District
8%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

25

Walkability score

60

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

2

Car parks (800m)

1

EV chargers (800m)

Nearest car park709m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
753m

Connectivity

Broadband and mobile coverage

100%

Full fibre

44%

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 waterNONE
No assessed surface water flood risk
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: 5.6 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.5 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

5 min walk

70%

Recommend GP

70%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Turnpike House (304 m)

Nearest supermarketSo Real · 922 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

365m

Post office

Nearby shops

Fresh n' Fruity395 m
Berger & Twersky456 m
Carmel kosher supermarket481 m
The Wine Cellar507 m

Nearby cafes

Aran's Cafe324 m
Montegino464 m
Light Bite584 m
Markfield Park Cafe746 m

Nearby restaurants

Brazilian Centre448 m
Cantina Do Gaucho469 m
Tasti Pizza471 m
Best Kebab734 m

Nearby pubs

Turnpike House304 m
Mannions Prince Arthur936 m
True Craft977 m
Mascara Bar1.1 km

Nearby pharmacies

Boots430 m
Day Lewis Pharmacy549 m
Reena Pharmacy913 m
Food hygiene (5-star)61% of 72

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

BLACKBIRD IT CONSULTANCY LTD
FAIRVIEW RIDGE CONSULTING LTD
FELDSPAR INVESTMENTS LIMITED
THE PLANTING SEEDS PROGRAM LTD
TUNSTONE PROPERTIES LIMITED

Investment

Investment grade, yield and market outlook

51

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

35.8

Price growth score

D
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,274m
Crossrail 2 route274m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,273 nationally

2,103

Est. population

30,000/km²

64%

Employed

24%

Degree educated

£37,000

Median income

6.6%

Claimant rate

Urban coreVery high densityRenters

25

Community stability

Age profile

50%
20%
16%
Under 1850%
18–3420%
35–4916%
50–649%
65+6%

Tenure

17%
57%
14%
Own outright17%
Own (mortgage)10%
Private rent57%
Social rent14%
Shared ownership1%
Rent free0%

Ethnicity

48%
24%
14%
White British48%
White Other24%
Asian4%
Black8%
Mixed2%
Other14%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine18%
No car household47%
Unemployed5%
No qualifications34%

Housing tenure (Census 2021)

Private rent57%
Social rent14%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
11
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
14
Largest scheme
163 homes · 820 Apex House, Apex House 820, Seven Sisters Road, Haringey
Pipeline pressure
LOW

Named schemes (500m)

Tower Court, Tower Court, Clapton Common, E5 9AJ132 homes
completed
NOW KNOWN AS 1-34 BARCLAY CLOSE, 1-3, NOW KNOWN AS 1-34 BARCLAY CLOSE, 1-3, HIGH ROAD, N1534 homes
completed
112-128, 112-128, HIGH ROAD, N1521 homes
completed
Sir John and Lady Cohen Court, Sir John and Lady Cohen Court, Rookwood Road, N16 6SD14 homes
completed
85, 85, CROWLAND ROAD, N15 6UL11 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 6LL

Full postcodeN15 6LL
Postcode districtN15
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.576846
Longitude-0.068831
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