West Green · Haringey · Tottenham constituency · 51.59168, -0.08522

N17 6LD— West Green, Haringey

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

The family fortress

 

Schools 100%Safety 80/100Transport 22/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
56
Safety
80
Schools
90
Transport
22
Environment
71
Investment
45

The bottom line

N17 6LD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: 52 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N17 6LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for N17 6LD

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N17 6LD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Harris Primary Academy Philip Lane

Not yet inspected · 6 min walk

KS2: 105.5

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 8 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.2 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences26%
Other23%
Anti-social behaviour21%
Theft10%
Vehicle crime10%
Drug offences6%
Burglary3%
Robbery2%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 934m

Crime is +7% 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£3,432/m²
Price per ft²£319/ft²
Avg floor area124.4 m²

EPC breakdown

C
5%
D
2%

Based on 7 properties · Confidence: low

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£311,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
RoofFlat, limited insulation (assumed)
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 Distribution

P25: £400k–£450k · P75: £400k–£450k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2026–2026£405k£405k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Seven Sisters Underground StationVictoria line
15.5 min walk
Seven Sisters→ Liverpool Street· 6 tph
20 min

Nearby stations

Bruce Grove Rail StationGreater Anglia · Weaver
14 min walk
Turnpike Lane Underground StationPiccadilly
15 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
16 min walk
Seven SistersNational Rail
16 min walk
Seven Sisters Underground StationVictoria
16 min walk
No bus stops within 400m

34

Walkability score

85

Footpaths (500m)

0

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

London Bridge62 min ↑
Victoria ★52 min
Waterloo60 min ↑
Canary Wharf67 min ↑
City57 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)

3

EV chargers (800m)

Nearest car park462m
Santander docks (800m)0
Nearest cycle dock3.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

10%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed140 Mbps
Median download180 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 AONB53% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.5 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

MORRIS HOUSE GROUP PRACTICE

LORDSHIP LANE CLINIC, 239 LORDSHIP LANE, N17 6AA

9 min walk

70%

Recommend GP

70%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

202

Parks (1km)

6

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Palm (403 m)

Nearest supermarket583 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)

515m

Post office

Nearby shops

EXPA International Foods468 m
Mount Pleasant Food & Wine521 m
Rojin664 m
Sifat Superstore666 m

Nearby cafes

Downhills Park Cafe232 m
Hub Café250 m
Rose Cafe456 m
Bolland and Crust549 m

Nearby restaurants

SushiHeads392 m
Tasty Chicken & Pizza455 m
Big Bowl Noodle462 m
Neighbours Fish Bar516 m

Nearby pubs

The Palm403 m
K K McCools651 m
The New Moon796 m
The Fountain840 m

Nearby gyms

Kids swimming pool273 m
Bind Yoga Studio683 m

Nearby pharmacies

The Cadge Pharmacy557 m
All Cures Pharmacy792 m
Good Health Pharmacy882 m

Nearby health

The Green Dental Surgery650 m
West Green Dental Practice724 m
Westbury Medical Centre904 m
St. Ann's Road Surgery1.2 km
Food hygiene (5-star)71% of 51

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

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

Rental market

Medium

Demand

Medium

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

27.7

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,716m
Crossrail 2 route1,401m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,989 nationally

1,661

Est. population

23,104/km²

65%

Employed

45%

Degree educated

£42,500

Median income

7.8%

Claimant rate

SuburbanVery high densityEstablished mixed

39

Community stability

Age profile

22%
23%
25%
19%
Under 1823%
18–3423%
35–4925%
50–6419%
65+11%

Tenure

22%
24%
37%
15%
Own outright22%
Own (mortgage)24%
Private rent37%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

29%
23%
20%
White British29%
White Other23%
Asian10%
Black20%
Mixed9%
Other9%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine23%
No car household52%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Private rent37%
Social rent15%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
2
Under construction
0
Completed (3yr)
175
Largest scheme
126 homes · Keston Centre, Keston Centre, Keston Road, N17 6PW
Pipeline pressure
LOW

Named schemes (500m)

Keston Centre, Keston Centre, Keston Road, N17 6PW126 homes
completed
223-225, 223-225, PHILIP LANE, N1525 homes
completed
TANGMERE HOUSE, BROADWATER FARM ESTATE, TANGMERE HOUSE, BROADWATER FARM ESTATE, WILLAN ROAD, N1712 homes
completed
DOWNHILLS PARK DEPOT, DOWNHILLS PARK DEPOT, KESTON ROAD, N1710 homes
completed
188, The Avenue, London, N17 6JN, 1886 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 6LD

Full postcodeN17 6LD
Postcode districtN17
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.591682
Longitude-0.085223
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
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