Hermitage & Gardens · Haringey · Tottenham constituency · 51.57832, -0.08469

N15 6SA— Hermitage & Gardens, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 43/100Yield 3.56%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
56
Safety
72
Schools
90
Transport
43
Environment
59
Investment
40

The bottom line

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

Less suited to Car-free commuters.

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Location

N15 6SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N15 6SA

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How N15 6SA 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 · 3 min walk

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 10 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 11 min walk

9 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.8km

Crime is +87% above London average

Property

Prices, sales volume and market trends

Avg floor area53 m²

EPC breakdown

B
1%
C
9%
D
7%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Flat 100%

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£132,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, with external insulation
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

1998–2022 · CAGR

+6.1%

Total change

+310%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.3%

per year

Acceleration

+0.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£67k£67k+0%1
Post-dot-com plateau2001–2001£95k£95k+0%2
GFC & correction2010–2010£190k£190k+0%1
Help-to-Buy recovery2013–2015£150k£331k+120.3%1
Pandemic surge2020–2020£300k£300k+0%1
Rate-rise correction2022–2022£275k£275k+0%1

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
Trend Position100

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

Nearby stations

Stamford Hill Rail StationWeaver · Greater Anglia
9 min walk
Stamford HillNational Rail
9 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
10 min walk
South Tottenham Rail StationSuffragette
11 min walk
Harringay Green Lanes Rail StationSuffragette
12 min walk
No bus stops within 400m

40

Walkability score

151

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)14
Nearest car park262m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Visitors Car Park
262m
🅿️
Visitors Car Park
330m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download443 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: 5.4 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.5 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

HAGA

590 SEVEN SISTERS ROAD, N15 6HR

2 min walk

7

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 329 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

10

Convenience

Nearest supermarketYOHOME Oriental Lifestyle · 882 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)

175m

Post office

Nearby shops

Fladbury News Food & Wine52 m
Gurbet160 m
Armagan Supermarket183 m
Golden Meat183 m

Nearby cafes

MiLK305 m
Venus Cafe358 m
An Nur Cafe369 m
New River Studios445 m

Nearby restaurants

VIP Pizza & Pasta183 m
Pizza Phiroza199 m
Gifa209 m
Tasty Perfectly Fried Chicken214 m

Nearby pubs

Cino Social Club170 m
No.8 Seven Sisters193 m
The Fountain830 m
True Craft923 m

Nearby gyms

Evoke723 m
Bind Yoga Studio941 m

Nearby pharmacies

Good Health Pharmacy896 m
All Cures Pharmacy994 m

Nearby health

Moorfields Eye Unit293 m
St Ann's Hospital329 m
St. Ann's Road Surgery405 m
Woodberry Down Dental Practice741 m
Food hygiene (5-star)73% of 88

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AFTERBIRTHCOMESDEATH LTD
HANNA GROUP 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.

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

12.9

Price growth score

E
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route9,242m
Crossrail 2 route833m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
3
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
291
Under construction
0
Completed (3yr)
78
Largest scheme
291 homes · Haringey Ward, St Anns General Hospital, St Anns Road, Tottenham, London, N15 3TH, St Anns Road, N15 3TH
Pipeline pressure
HIGH

Named schemes (500m)

250-266, 250-266, ST ANNES ROAD, N1571 homes
completed
Land adjoining Remington Road and, Pulford Road, London, N15, Pulford Road, N1546 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
381-481, 381-481, Seven Sisters Road, Pulford Road, N1527 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 6SA

Full postcodeN15 6SA
Postcode districtN15
BoroughLondon Borough of Haringey
WardHermitage & Gardens
Latitude51.578319
Longitude-0.084688
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