Hermitage & Gardens · Haringey · Tottenham constituency · 51.57869, -0.08262

N15 6SR— Hermitage & Gardens, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 44/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
57
Safety
72
Schools
90
Transport
44
Environment
59
Investment
42

The bottom line

N15 6SR 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 6SR

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 6SR

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How N15 6SR 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 · 4 min walk

★★

Secondary

All Saints Catholic High School

Good · Inspected Jun 2023 · 9 min walk

P8: +0.36A8: 44.5

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 12 min walk

9 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)

9

Serious within 200m

LOW pedestrian risk

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

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£6,338/m²
Price per ft²£589/ft²
Avg floor area77.1 m²

EPC breakdown

A
3%
C
12%
D
20%
E
1%

Based on 36 properties · Confidence: high

Street mix

Semi 9%Terraced 91%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£192,750
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsCavity wall, filled cavity
RoofFlat, limited insulation (assumed)
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

1995–2025 · CAGR

+7.5%

Total change

+784%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.1%

per year

Acceleration

-31.73

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached9.1%
Terraced90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£56k£75k+33.9%1
Post-dot-com plateau2004–2004£195k£195k+0%1
GFC & correction2008–2011£247k£217k-12.1%1
Help-to-Buy recovery2015–2016£665k£363k-45.5%1
Current market2024–2025£485k£495k+2.1%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
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
8.7 min walk
Stamford Hill→ Liverpool Street· 6 tph
18 min

Nearby stations

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

41

Walkability score

163

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)85
Nearest car park386m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Visitors Car Park
386m
🅿️
Visitors Car Park
460m
🅿️
Brunswick Road car park
744m
🅿️
Westerfield Road car park71 spaces
763m

Connectivity

Broadband and mobile coverage

95%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed475 Mbps
Median download442 Mbps
Superfast coverage95%
All operators 5G94%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.5 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs 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

2 min walk

7

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 430 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

57

Parks (1km)

11

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

7

Convenience

Nearest supermarketLoco Food Centre · 775 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)

69m

Post office

Nearby shops

El Rincon Dominicano Bodega55 m
Aydjn Organic82 m
Gurbet86 m
Heman's90 m

Nearby cafes

MiLK438 m
An Nur Cafe460 m
Arlington Cafe464 m
Venus Cafe499 m

Nearby restaurants

Pizza Phiroza50 m
Gifa60 m
Tasty Perfectly Fried Chicken65 m
La Surena71 m

Nearby pubs

No.8 Seven Sisters62 m
Cino Social Club76 m
The Fountain739 m
True Craft801 m

Nearby gyms

Evoke841 m
Bind Yoga Studio967 m

Nearby pharmacies

Good Health Pharmacy792 m
Reena Pharmacy825 m

Nearby health

Moorfields Eye Unit393 m
St Ann's Hospital430 m
St. Ann's Road Surgery466 m
The Green Dental Surgery808 m
Food hygiene (5-star)57% of 54

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

AP DEALS LIMITED
BOOSTING TRADES LTD
CLEARLY AHEAD LTD
DANAYE LTD
KOZ SOFTWARE DEVELOPMENT LIMITED

+1 more

Investment

Investment grade, yield and market outlook

42

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
Sales last 12 months0

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

12/100

Velocity score

Future outlook

34.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route9,301m
Crossrail 2 route692m

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)
17
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)
82
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
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
WOODBERRY DOWN BAPTIST CHURCH, WOODBERRY DOWN BAPTIST CHURCH, VARTRY ROAD, N1524 homes
completed
BEAMINSTER CRT (1-12); WINDSOR CRT (1-6), 1B, BEAMINSTER CRT (1-12); WINDSOR CRT (1-6), 1B, SOUTH GROVE, AVENUE ROAD (24), N1514 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 6SR

Full postcodeN15 6SR
Postcode districtN15
BoroughLondon Borough of Haringey
WardHermitage & Gardens
Latitude51.578691
Longitude-0.082623
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