South Tottenham · Haringey · Tottenham constituency · 51.58031, -0.07034

N15 6UL— South Tottenham, Haringey

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

The practical family move

 

Schools 88%Safety 77/100Transport 57/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
77
Schools
52
Transport
57
Environment
61
Investment
47

The bottom line

N15 6UL offers exceptional schools (88% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

N15 6UL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for N15 6UL

🛡️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

“The practical family move”

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How N15 6UL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair for families
★ Top school within 1km
—

Primary

Crowland Primary School

Not yet inspected · Inspected Oct 2024 · 3 min walk

KS2: 102.3

—

Secondary

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 4 min walk

P8: 0.00A8: 46.9

88% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.2 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+8% vs borough

Crime by type

Other29%
Violence & sexual offences19%
Anti-social behaviour17%
Theft12%
Vehicle crime10%
Drug offences5%
Robbery4%
Burglary4%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.3km

Crime is +36% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£11,126/m²
Price per ft²£1,034/ft²
Avg floor area76.3 m²

EPC breakdown

C
31%
D
36%
E
4%
F
2%

Based on 73 properties · Confidence: high

Street mix

Terraced 64%Flat 36%

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£190,750
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 CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.9%

Total change

+1177%

Market Activity

Price Velocity & Acceleration

Current Velocity

+57.4%

per year

Acceleration

+37.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 42 sales

Property Type Mix

Total: 42 sales

Terraced64.3%
Flat/maisonette35.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£83k+27.7%1.5
Post-dot-com plateau2001–2003£153k£215k+40.8%3.3
Pre-crash peak2005–2007£154k£243k+57.7%1.7
Help-to-Buy recovery2014–2016£260k£750k+188.5%1
Brexit uncertainty2017–2019£365k£675k+84.9%2.3
Pandemic surge2020–2021£400k£583k+45.6%2.5
Rate-rise correction2022–2023£441k£528k+19.7%1.5
Current market2025–2025£830k£830k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Weakest performer

Terraced

+1% alpha

Flat/maisonette+1.4% α
Local
8.3%
District
6.9%
Terraced+1% α
Local
10.5%
District
9.5%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

40

Walkability score

127

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★34 min
Waterloo41 min ↑
Canary Wharf47 min ↑
City40 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)

0

EV chargers (800m)

Total spaces (800m)71
Nearest car park446m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Westerfield Road car park71 spaces
459m
🅿️
Brunswick Road car park
629m

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed473 Mbps
Median download439 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 waterMEDIUM
Medium
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: 5.9 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Walthamstow Reservoirs 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

FERNLEA SURGERY

114 HIGH ROAD, SOUTH TOTTENHAM, N15 6JR

3 min walk

85%

Recommend GP

85%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.2 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

43

Parks (1km)

14

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: True Craft (598 m)

Nearest supermarketC&G Cash and Carry · 579 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

507m

Post office

Nearby shops

Prestige Patisserie237 m
Seven Foods Limited343 m
Reis Supermarket364 m
Cosmos Newsagent436 m

Nearby cafes

Light Bite225 m
Costa441 m
Sunny Station Cafe448 m
Arlington Cafe482 m

Nearby restaurants

Best Kebab449 m
Maida Kebab452 m
Chicken Excel458 m
Bongo Bar & Restaurant465 m

Nearby pubs

True Craft598 m
Turnpike House609 m
Mannions Prince Arthur652 m
The Fountain823 m

Nearby gyms

Stronghold Tottenham Hale877 m
Tottenham Green Leisure Centre944 m

Nearby pharmacies

Reena Pharmacy527 m
Good Health Pharmacy756 m
Boots765 m
Day Lewis Pharmacy887 m

Nearby health

Smile For Life Dental Clinic936 m
Food hygiene (5-star)62% of 130

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ALEC DUNNACHIE ASSESSMENTS LTD
AUDIOGRAFIX LIMITED
BLANCO CLEAN LTD
CARLOS KENNEDY RAIL SERVICES LTD
CONEXANFER LTD

+8 more

Investment

Investment grade, yield and market outlook

47

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

40.2

Price growth score

D
High

Development pressure

High

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,626m
Crossrail 2 route146m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,211 nationally

1,871

Est. population

21,784/km²

60%

Employed

32%

Degree educated

£37,000

Median income

11.7%

Claimant rate

Inner cityVery high densityRenters

24

Community stability

Age profile

30%
25%
20%
17%
Under 1830%
18–3425%
35–4920%
50–6417%
65+8%

Tenure

51%
32%
Own outright9%
Own (mortgage)7%
Private rent51%
Social rent32%
Shared ownership1%
Rent free1%

Ethnicity

25%
22%
20%
17%
White British25%
White Other22%
Asian7%
Black20%
Mixed8%
Other17%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine26%
No car household68%
Unemployed7%
No qualifications30%

Housing tenure (Census 2021)

Private rent51%
Social rent32%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
2
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)
16
Largest scheme
168 homes · PRINCE OF WALES HOSPITAL SITE, PRINCE OF WALES HOSPITAL SITE, TYNEMOUTH ROAD, TOTTENHAM GREEN, N15
Pipeline pressure
LOW

Named schemes (500m)

820 Apex House, Apex House 820, Seven Sisters Road, Haringey163 homes
completed
112-128, 112-128, HIGH ROAD, N1521 homes
completed
Station Court (FMR GOODS YARD), 158, Station Court (FMR GOODS YARD), 158, HIGH ROAD, SOUTH TOTTENHAM, N15 4NU21 homes
completed
1-13, 1-13, Herbert Road, N1518 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 6UL

Full postcodeN15 6UL
Postcode districtN15
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.580306
Longitude-0.070345
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