Bruce Castle · Haringey · Tottenham constituency · 51.59680, -0.07855

N17 6HD— Bruce Castle, Haringey

Location and area intelligence for N17 6HD, Bruce Castle, Haringey

The family fortress

 

Schools 100%Safety 82/100Transport 39/100Yield 4.92%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
60
Safety
82
Schools
90
Transport
39
Environment
70
Investment
49

The bottom line

N17 6HD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £390,000 median — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N17 6HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-25.0% vs London avg
vs London income-14.5% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for N17 6HD

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N17 6HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Risley Avenue Primary School

Good · Inspected Nov 2022 · 4 min walk

KS2: 103.3

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 17 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

Pembury House Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.3 incidents per 1,000 residents

Better than 55% of London
→ Stable

-28% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour22%
Drug offences16%
Vehicle crime14%
Other12%
Robbery3%
Burglary2%
Theft1%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 683m

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

£390,000

Median sale price

25% below London median

£390,000 is 25% below the London median (£520,000)

-0.6%

This year

Flat

Dominant type

Price history

5-year change
+7.6%
Sales (24 months)9
New build0.0%
Avg terraced£390,000
Avg flat£421,250
Price per m²£6,260/m²
Price per ft²£582/ft²
Avg floor area63.8 m²

EPC breakdown

B
6%
C
32%
D
65%
E
11%
F
2%

Based on 116 properties · Confidence: high

Street mix

Terraced 26%Flat 72%Other 1%

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

Stamp duty

Standard buyer£7,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£18,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.9×

Price-to-income

£1,951/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£159,500
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

1997–2026 · CAGR

+6.1%

Total change

+464%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.4%

per year

Acceleration

+3.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 79 sales

Property Type Mix

Total: 79 sales

Terraced29.1%
Flat/maisonette70.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£80k£86k+8.1%4
Post-dot-com plateau2001–2004£85k£162k+90.6%3
Pre-crash peak2005–2007£145k£197k+36.7%3.3
GFC & correction2009–2012£150k£249k+66%1.3
Help-to-Buy recovery2013–2016£250k£330k+32%3
Brexit uncertainty2017–2019£394k£377k-4.3%1.7
Pandemic surge2020–2021£675k£363k-46.3%2.5
Rate-rise correction2022–2023£389k£548k+40.9%2
Current market2024–2026£350k£450k+28.6%3.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Weakest performer

Terraced

-1% alpha

Flat/maisonette+0.8% α
Local
7.5%
District
6.7%
Terraced-1% α
Local
6.1%
District
7.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

45out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
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
18.7 min walk
Bruce Grove→ Liverpool Street· 6 tph
22 min

Nearby stations

Bruce Grove Rail StationGreater Anglia · Weaver
9 min walk
Bruce GroveNational Rail
9 min walk
White Hart Lane Rail StationWeaver · Greater Anglia
13 min walk
Seven Sisters Underground StationVictoria
19 min walk
Tottenham Hale Underground StationVictoria
20 min walk
No bus stops within 400m

53

Walkability score

146

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 Wharf57 min ↑
City48 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park158m
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: 7.5 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 37%
More green space than 95% of London

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

MORRIS HOUSE GROUP PRACTICE

LORDSHIP LANE CLINIC, 239 LORDSHIP LANE, N17 6AA

3 min walk

70%

Recommend GP

70%

Overall GP experience

7

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

137

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

5

Convenience

Nearest supermarketBilo Food Centre · 153 m
5 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)

353m

Post office

Nearby shops

Gezici Food Centre151 m
Cafe Marina Portugese Delicatessen165 m
Vin Newsagents185 m
Londis290 m

Nearby cafes

Starmugs Cafe186 m
T on the Green461 m
Marmalade522 m
North London Community House Café657 m

Nearby restaurants

Happy Garden Chinese147 m
Pizza GoGo147 m
Volkie’s Chicken148 m
Pikkle Peppa Caribbean167 m

Nearby pubs

Neza Bar181 m
The Elmhurst250 m
The Antwerp Arms624 m
The Elbow Room712 m

Nearby gyms

EasyGym712 m
Kids swimming pool735 m
Tottenham Green Leisure Centre978 m

Nearby pharmacies

Pharmocare780 m
The Cadge Pharmacy848 m

Nearby health

Castleview Surgery291 m
Charlton House Medical Centre663 m
Bruce Grove Primary Health Care Centre784 m
Food hygiene (5-star)61% of 41

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

EFE & RUYA LTD
GODFRED GENERAL SERVICES LIMITED
MOUNT PLEASANT MEDIA LTD
NETRIVA LTD
PELFORTH (SMALLHOLDINGS) LIMITED

+3 more

Investment

Investment grade, yield and market outlook

49

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

42.2

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,335m
Crossrail 2 route1,573m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,153 nationally

1,519

Est. population

24,811/km²

62%

Employed

39%

Degree educated

£35,900

Median income

12.4%

Claimant rate

Inner cityVery high densityRenters

32

Community stability

Age profile

24%
22%
26%
17%
Under 1824%
18–3422%
35–4926%
50–6417%
65+11%

Tenure

14%
16%
42%
28%
Own outright14%
Own (mortgage)16%
Private rent42%
Social rent28%
Shared ownership0%
Rent free1%

Ethnicity

18%
26%
30%
White British18%
White Other26%
Asian11%
Black30%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine24%
No car household60%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent42%
Social rent28%

vs. London

Income vs London-14.5%
Price vs London-25.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
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)
2

Housing pipeline (800m)

Homes approved
2
Under construction
0
Completed (3yr)
20
Largest scheme
108 homes · SOMERSET SCHOOL SITE, SOMERSET SCHOOL SITE, LORDSHIP LANE, N17
Pipeline pressure
LOW

Named schemes (500m)

LORDSHIP LANE LIDO, 023, LORDSHIP LANE LIDO, 023, LORDSHIP LANE, N1787 homes
completed
255, 255, LORDSHIP LANE, N17 6AA32 homes
completed
TOTTENHAM CHILD & FAMILY CENTRE, TOTTENHAM CHILD & FAMILY CENTRE, ADAMS ROAD, N17 6HW13 homes
completed
315, 315, Mount Pleasant Road, N17 6HD6 homes
completed
101, 101, Lordship Lane, London, N17 6XF6 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.8%
Ward turnout
33%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Ibrahim AliLabour
Dan JohnsonGreen
Sue JamesonLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£390,000)

£7,000

Standard buyer

£0

First-time buyer

Save £7,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N17 6HD

Full postcodeN17 6HD
Postcode districtN17
BoroughLondon Borough of Haringey
WardBruce Castle
Latitude51.596798
Longitude-0.078554
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