West Green · Haringey · Tottenham constituency · 51.59181, -0.09184

N17 6BA— West Green, Haringey

Location and area intelligence for N17 6BA, West Green, Haringey

 

Schools 100%Safety 71/100Transport 33/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
71
Schools
90
Transport
33
Environment
75
Investment
45

The bottom line

N17 6BA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N17 6BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.4% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for N17 6BA

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

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How N17 6BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Belmont Junior School

Good · Inspected Apr 2022 · 2 min walk

KS2: 106.7

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 7 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.8 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 302.6%

+6% vs borough

Crime by type

Violence & sexual offences25%
Other22%
Anti-social behaviour15%
Vehicle crime10%
Theft9%
Burglary8%
Robbery5%
Drug offences4%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.4km

Crime is +34% 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.

N17 district median

£426,250

Based on 188 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,798/m²
Price per ft²£632/ft²
Avg floor area105.5 m²

EPC breakdown

C
5%
D
7%
E
3%

Based on 15 properties · Confidence: medium

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£263,750
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, as built, no insulation (assumed)
RoofPitched, 250 mm loft insulation
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

1998–2024 · CAGR

+8%

Total change

+647%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.5%

per year

Acceleration

-141.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 20 sales

Property Type Mix

Total: 20 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£63k£112k+79.2%1.5
Post-dot-com plateau2003–2004£210k£210k+0%2
Pre-crash peak2005–2007£243k£265k+9.3%2
GFC & correction2008–2010£230k£270k+17.4%1
Rate-rise correction2022–2022£595k£595k+0%2
Current market2024–2024£467k£467k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
8%
District
7.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Turnpike Lane StationPiccadilly line
9.1 min walk
Harringay Green Lanes

Nearby stations

Turnpike Lane Underground StationPiccadilly
10 min walk
Wood Green Underground StationPiccadilly
18 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
19 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
20 min walk
Seven Sisters Underground StationVictoria
20 min walk
No bus stops within 400m

49

Walkability score

83

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria ★45 min
Waterloo52 min ↑
Canary Wharf58 min ↑
City51 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

4

Car parks (800m)

5

EV chargers (800m)

Nearest car park568m
Santander docks (800m)0
Nearest cycle dock3.8 km

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: 6.8 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.9 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

WESTBURY MEDICAL CENTRE

THE SURGERY, 205 WESTBURY AVENUE, WOOD GREEN, N22 6RX

8 min walk

73%

Recommend GP

73%

Overall GP experience

7

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.3 km
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

191

Parks (1km)

18

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Westbury (495 m)

Nearest supermarket177 m
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

948m

Post office

Nearby shops

Sifat Superstore615 m
Tesco Express622 m
Braseef629 m
West Green Mini Mart630 m

Nearby cafes

Bolland and Crust306 m
Hub Café367 m
Downhills Park Cafe398 m
Westbury Cafe453 m

Nearby restaurants

Folkhouse470 m
Mo's Grill House614 m
Perfect Chicken and Pizza615 m
Forks & Green619 m

Nearby pubs

The Westbury495 m
Esplanade Club631 m
K K McCools645 m
The New Moon663 m

Nearby gyms

Kids swimming pool341 m
Bind Yoga Studio643 m

Nearby pharmacies

All Cures Pharmacy648 m

Nearby health

West Green Dental Practice643 m
Westbury Medical Centre698 m
The Green Dental Surgery838 m
Duckett Dental Surgery935 m
Food hygiene (5-star)61% of 74

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ACCORD CONSTRUCTION LTD
THE WOOD FIRE PIZZA BAR LTD
WC BOXING PROMOTIONS LTD

Investment

Investment grade, yield and market outlook

45

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score18/100
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

4/100

Velocity score

Future outlook

37.4

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,696m
Crossrail 2 route1,739m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,541 nationally

1,763

Est. population

6,625/km²

61%

Employed

46%

Degree educated

£42,600

Median income

8.7%

Claimant rate

SuburbanMedium densityEstablished mixed

37

Community stability

Age profile

22%
25%
27%
15%
Under 1822%
18–3425%
35–4927%
50–6415%
65+10%

Tenure

22%
24%
39%
Own outright22%
Own (mortgage)24%
Private rent39%
Social rent11%
Shared ownership4%

Ethnicity

27%
30%
14%
White British27%
White Other30%
Asian14%
Black12%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine22%
No car household53%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent39%
Social rent11%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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)
6
Largest scheme
126 homes · Keston Centre, Keston Centre, Keston Road, N17 6PW
Pipeline pressure
LOW

Named schemes (500m)

42, 42, Belmont Road, West Green, N15 3LU6 homes
completed
43, 43, Belmont Road, N15 3LU6 homes
completed
9, 9, Crossfield Road, LONDON, N17 6AY5 homes
completed
71, 71, Belmont Avenue, N17 6AX4 homes
completed
50, 50, Langham Road, London, N15 3RA4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.4%
Ward turnout
39%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Anne Maureen GrayGreen
Seema ChandwaniLabour
Sarah Anne WilliamsLabour

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Key facts for N17 6BA

Full postcodeN17 6BA
Postcode districtN17
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.591808
Longitude-0.091845
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