South Tottenham · Haringey · Tottenham constituency · 51.57616, -0.07231

N15 6LS— South Tottenham, Haringey

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

The practical family move

 

Schools 88%Safety 85/100Transport 54/100Yield 3.56%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
58
Safety
85
Schools
90
Transport
54
Environment
57
Investment
59

The bottom line

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

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

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Location

N15 6LS

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 6LS

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How N15 6LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Ignatius Catholic Primary School

Not yet inspected · 2 min walk

KS2: 105.0

★★

Secondary

All Saints Catholic High School

Good · Inspected Jun 2023 · 4 min walk

P8: +0.36A8: 44.5

100% of local schools rated Good or Outstanding · based on 37 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 31 min walk

8 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

83

Road safety score

5

Accidents (5yr)

3

KSI (5yr)

16

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.5km

Crime is 40% below London average

Property

Prices, sales volume and market trends

Avg floor area38.8 m²

EPC breakdown

C
6%
D
5%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 25%Flat 13%Other 63%

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£97,000
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 DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+8.2%

Total change

+736%

Market Activity

Price Velocity & Acceleration

Current Velocity

+178.8%

per year

Acceleration

-21.21

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £450k–£500k · 3 sales

Property Type Mix

Total: 3 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£55k£55k+0%1
Pre-crash peak2006–2006£165k£165k+0%1
Rate-rise correction2022–2022£460k£460k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
8.4 min walk
South Tottenham

Nearby stations

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

37

Walkability score

171

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria42 min ↑
Waterloo49 min ↑
Canary Wharf53 min ↑
City ★39 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 park611m
Santander docks (800m)0
Nearest cycle dock2.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

53%

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: 5.5 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.6 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

FERNLEA SURGERY

114 HIGH ROAD, SOUTH TOTTENHAM, N15 6JR

3 min walk

85%

Recommend GP

85%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

4

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

6

Convenience

Nearest supermarketC&G Cash and Carry · 942 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

211m

Post office

Nearby shops

Fresh n' Fruity208 m
Berger & Twersky261 m
Berry's364 m
The Wine Cellar371 m

Nearby cafes

Aran's Cafe168 m
Montegino261 m
Arlington Cafe646 m
Light Bite703 m

Nearby restaurants

Brazilian Centre260 m
Cantina Do Gaucho263 m
Tasti Pizza263 m
Best Kebab648 m

Nearby pubs

Turnpike House139 m
No.8 Seven Sisters709 m
Cino Social Club722 m
True Craft957 m

Nearby pharmacies

Boots296 m
Day Lewis Pharmacy414 m
Reena Pharmacy910 m
Good Health Pharmacy1.1 km
Food hygiene (5-star)56% of 87

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

5AI CONSULTING LTD
AFFLUENT SOLUTIONS LTD
ALDZ INVESTMENTS LTD
B&E DEVELOPMENTS N.I LTD
BARGAIN HOME STORES LTD

+7 more

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

26.6

Price growth score

D
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,146m
Crossrail 2 route38m

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
Yes
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
9
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
36
Largest scheme
163 homes · 820 Apex House, Apex House 820, Seven Sisters Road, Haringey
Pipeline pressure
LOW

Named schemes (500m)

Hillside Estate, Hillside Estate, Stamford Hill, N15155 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
9, 9, AMHURST PARK, N1614 homes
completed
1, 1, Gladesmore Road, Tottenham, N15 6TA9 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 6LS

Full postcodeN15 6LS
Postcode districtN15
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.576157
Longitude-0.072310
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