Seven Sisters · Haringey · Tottenham constituency · 51.57594, -0.07959

N15 6PS— Seven Sisters, Haringey

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

The practical family move

 

Schools 100%Safety 80/100Transport 48/100Yield 3.56%

Best for: Families

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Strong for families — high safety and school scores

Liveability
61
Safety
80
Schools
90
Transport
48
Environment
61
Investment
53

The bottom line

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

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Location

N15 6PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.0% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for N15 6PS

🛡️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 6PS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Holmleigh Primary School

Not yet inspected · Inspected Jan 2025 · 8 min walk

KS2: 106.6

★★

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 36 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.5 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour25%
Other20%
Theft7%
Vehicle crime6%
Burglary6%
Drug offences4%
Robbery4%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.5km

Crime is +10% above London average

Property

Prices, sales volume and market trends

Avg floor area77.3 m²

EPC breakdown

C
3%
D
9%
E
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 6%Terraced 24%Flat 71%

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£193,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+6.4%

Total change

+402%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.7%

per year

Acceleration

-22.86

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached6.7%
Terraced20%
Flat/maisonette73.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£97k£112k+15.4%2
Post-dot-com plateau2001–2004£123k£119k-3.3%1.3
Pre-crash peak2005–2006£187k£217k+16%1
GFC & correction2011–2012£173k£434k+151.6%1
Help-to-Buy recovery2013–2013£335k£335k+0%1
Brexit uncertainty2019–2019£444k£444k+0%1
Rate-rise correction2023–2023£487k£487k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+29.4% alpha

Flat/maisonette+29.4% α
Local
43%
District
13.6%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
9.8 min walk
Stamford Hill→ Liverpool Street· 6 tph
18 min

Nearby stations

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

31

Walkability score

145

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

3

Car parks (800m)

2

EV chargers (800m)

Nearest car park589m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Visitors Car Park
700m
🅿️
Visitors Car Park
761m

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 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: 5.2 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.1 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

THE SURGERY (CRANWICH ROAD)

THE SURGERY, 62 CRANWICH ROAD, N16 5JF

4 min walk

65%

Recommend GP

65%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 770 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

Nearest supermarketWest Green Supermarket · 965 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

303m

Post office

Nearby shops

Best Supermarket272 m
Gurbet297 m
El Rincon Dominicano Bodega355 m
Aydjn Organic369 m

Nearby cafes

An Nur Cafe444 m
Montegino466 m
Aran's Cafe550 m
MiLK556 m

Nearby restaurants

Pizza Phiroza352 m
Gifa358 m
Tasty Perfectly Fried Chicken360 m
La Surena363 m

Nearby pubs

Cino Social Club299 m
No.8 Seven Sisters313 m
Turnpike House542 m
True Craft986 m

Nearby pharmacies

Boots596 m
Day Lewis Pharmacy635 m
Reena Pharmacy981 m
Good Health Pharmacy1.0 km

Nearby health

Moorfields Eye Unit733 m
St Ann's Hospital770 m
St. Ann's Road Surgery831 m
Food hygiene (5-star)56% of 70

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

SKIPVANS LTD

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 score14/100
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

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,029m
Crossrail 2 route465m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,679 nationally

2,921

Est. population

16,001/km²

68%

Employed

50%

Degree educated

£40,300

Median income

8.7%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

21%
37%
25%
Under 1821%
18–3437%
35–4925%
50–6412%
65+5%

Tenure

13%
44%
32%
Own outright9%
Own (mortgage)14%
Private rent44%
Social rent32%
Shared ownership2%
Rent free0%

Ethnicity

30%
30%
15%
White British30%
White Other30%
Asian7%
Black15%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine22%
No car household62%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Private rent44%
Social rent32%

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)
19
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
7
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
1
Under construction
0
Completed (3yr)
66
Largest scheme
170 homes · KSS 4 Woodberry Down (Phase1d), KSS 4 Woodberry Down (Phase1d), Newton Close, N4
Pipeline pressure
LOW

Named schemes (500m)

381-481, 381-481, Seven Sisters Road, Pulford Road, N1527 homes
completed
Former Day Nursery Site, Former Day Nursery Site, Plevna Crescent, N1516 homes
completed
39, 39, Amhurst Park, N16 5DL14 homes
completed
81-87, 81-87, St Anns Road, N15 6NJ11 homes
completed
74, 74, Amhurst Park, N16 5AR8 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

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Key facts for N15 6PS

Full postcodeN15 6PS
Postcode districtN15
BoroughLondon Borough of Haringey
WardSeven Sisters
Latitude51.575943
Longitude-0.079593
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