West Green · Haringey · Tottenham constituency · 51.59458, -0.09034

N17 6BD— West Green, Haringey

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

The family fortress

 

Schools 100%Safety 76/100Transport 34/100Yield 4.50%

Best for: Families

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

Liveability
59
Safety
76
Schools
90
Transport
34
Environment
74
Investment
65

The bottom line

N17 6BD 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

N17 6BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.9% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for N17 6BD

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N17 6BD 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 · 5 min walk

KS2: 106.7

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 10 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.9 incidents per 1,000 residents

Better than 55% of London
↑ Rising 657.1%

-28% vs borough

Crime by type

Violence & sexual offences27%
Other21%
Anti-social behaviour19%
Vehicle crime12%
Burglary7%
Drug offences5%
Theft5%
Robbery5%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.3km

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area98.2 m²

EPC breakdown

C
2%
D
7%
E
2%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£245,500
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, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+6.5%

Total change

+447%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.1%

per year

Acceleration

+11.77

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached8.3%
Terraced91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£85k£99k+16.5%1
Post-dot-com plateau2001–2001£135k£135k+0%1
GFC & correction2009–2011£227k£240k+6%1.3
Brexit uncertainty2018–2019£475k£515k+8.4%1
Rate-rise correction2022–2023£460k£465k+1.1%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.4% alpha

Terraced-1.4% α
Local
5.6%
District
7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

39

Walkability score

114

Footpaths (500m)

0

Santander docks (800m)

4.0 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

6

Car parks (800m)

4

EV chargers (800m)

Nearest car park678m
Santander docks (800m)0
Nearest cycle dock4.0 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: 7.1 km away✗ Not Green Belt✗ Not AONB61% 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

5 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

223

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarket495 m
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Villa Brazil Meat Market364 m
Mezo Food Centre414 m
Kim News416 m
Rose Supermarket425 m

Nearby cafes

Bolland and Crust92 m
Hub Café241 m
Tower Cafe405 m
Westbury Cafe529 m

Nearby restaurants

Alici’s367 m
Asia Villa408 m
Mien Tay408 m
Choko Restaurany410 m

Nearby pubs

The New Moon359 m
The Westbury572 m
The Palm861 m
K K McCools927 m

Nearby gyms

Kids swimming pool211 m
Chapman's Green Tennis Courts906 m
Bind Yoga Studio934 m

Nearby pharmacies

All Cures Pharmacy964 m
Beautychem Pharmacy1.2 km

Nearby health

Westbury Medical Centre437 m
West Green Dental Practice945 m
The Green Dental Surgery1.1 km
Food hygiene (5-star)63% of 48

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

SMART HAIR CUT LTD

Investment

Investment grade, yield and market outlook

65

Investment score

Good

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 score15/100
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

24.9

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,010m
Crossrail 2 route1,877m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,983 nationally

1,800

Est. population

12,584/km²

63%

Employed

45%

Degree educated

£36,600

Median income

8.9%

Claimant rate

Inner cityHigh densityEstablished mixed

36

Community stability

Age profile

21%
27%
24%
16%
Under 1821%
18–3427%
35–4924%
50–6416%
65+13%

Tenure

23%
21%
42%
13%
Own outright23%
Own (mortgage)21%
Private rent42%
Social rent13%
Shared ownership2%
Rent free0%

Ethnicity

24%
31%
14%
White British24%
White Other32%
Asian14%
Black11%
Mixed7%
Other13%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine24%
No car household52%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent42%
Social rent13%

vs. London

Income vs London-12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
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
0
Under construction
0
Completed (3yr)
6
Largest scheme
126 homes · Keston Centre, Keston Centre, Keston Road, N17 6PW
Pipeline pressure
NONE

Named schemes (500m)

THE FAMILY TREE PH, 472-480, THE FAMILY TREE PH, 472-480, LORDSHIP LANE, THE ROUNDWAY, N22 5DE80 homes
completed
REAR OF, 175-223, REAR OF, 175-223, DOWNHILLS WAY, N1734 homes
completed
233, 233, Sirdar Road, London, N22 6QU6 homes
completed
232, 232, Boundary Road, N22 6AJ4 homes
completed
189, 189, Boundary Road, London, N22 6AL4 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 6BD

Full postcodeN17 6BD
Postcode districtN17
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.594580
Longitude-0.090342
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