West Green · Haringey · Tottenham constituency · 51.59426, -0.08334

N17 6LF— West Green, Haringey

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

The family fortress

 

Schools 100%Safety 84/100Transport 27/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
55
Safety
84
Schools
90
Transport
27
Environment
70
Investment
48

The bottom line

N17 6LF 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 6LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-12.9% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for N17 6LF

🛡️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 6LF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Willow Primary School

Not yet inspected · 3 min walk

KS2: 103.8

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 12 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.6 incidents per 1,000 residents

Better than 70% of London
→ Stable

-49% vs borough

Crime by type

Violence & sexual offences27%
Other25%
Anti-social behaviour21%
Vehicle crime16%
Drug offences7%
Theft2%
Burglary2%
Robbery0%

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 · 829m

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area69.3 m²

EPC breakdown

C
21%
D
3%

Based on 24 properties · Confidence: medium

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£173,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,345
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
17.7 min walk
Bruce Grove→ Liverpool Street· 6 tph
22 min

Nearby stations

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

36

Walkability score

113

Footpaths (500m)

0

Santander docks (800m)

3.9 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

7

Car parks (800m)

2

EV chargers (800m)

Nearest car park204m
Santander docks (800m)0
Nearest cycle dock3.9 km

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: 7.1 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 67%
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

5 min walk

70%

Recommend GP

70%

Overall GP experience

8

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

192

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Neza Bar (611 m)

Nearest supermarketBilo Food Centre · 505 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)

344m

Post office

Nearby shops

Mount Pleasant Food & Wine335 m
Rose Supermarket505 m
Gezici Food Centre512 m
Vin Newsagents514 m

Nearby cafes

Hub Café287 m
Downhills Park Cafe546 m
Bolland and Crust578 m
Rose Cafe615 m

Nearby restaurants

Neighbours Fish Bar342 m
Volkie’s Chicken524 m
Happy Garden Chinese529 m
Pizza GoGo537 m

Nearby pubs

Neza Bar611 m
The Palm660 m
The New Moon674 m
The Elmhurst686 m

Nearby gyms

Kids swimming pool319 m
Tottenham Green Leisure Centre904 m
Bind Yoga Studio998 m

Nearby pharmacies

The Cadge Pharmacy666 m
Good Health Pharmacy1.1 km

Nearby health

Castleview Surgery727 m
Westbury Medical Centre813 m
The Green Dental Surgery937 m
West Green Dental Practice1.0 km
Food hygiene (5-star)67% of 52

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

HIX HIRE LTD
MUHADRI TRANSPORT LTD
SAVANNAH ALLURE LONDON LTD
VUVOR INVESTMENTS LIMITED

Investment

Investment grade, yield and market outlook

48

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

10.3

Price growth score

E
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,015m
Crossrail 2 route1,549m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,791 nationally

1,346

Est. population

30,000/km²

46%

Employed

28%

Degree educated

£36,600

Median income

9.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

30%
21%
20%
18%
Under 1830%
18–3421%
35–4920%
50–6418%
65+11%

Tenure

78%
Own outright6%
Own (mortgage)3%
Private rent10%
Social rent78%
Shared ownership0%
Rent free3%

Ethnicity

14%
44%
19%
White British10%
White Other14%
Asian8%
Black44%
Mixed6%
Other19%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine30%
No car household59%
Unemployed8%
No qualifications26%

Housing tenure (Census 2021)

Social rent78%
Private rent10%

vs. London

Income vs London-12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
5
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)
1

Housing pipeline (800m)

Homes approved
2
Under construction
0
Completed (3yr)
17
Largest scheme
126 homes · Keston Centre, Keston Centre, Keston Road, N17 6PW
Pipeline pressure
LOW

Named schemes (500m)

SOMERSET SCHOOL SITE, SOMERSET SCHOOL SITE, LORDSHIP LANE, N17108 homes
completed
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
TANGMERE HOUSE, BROADWATER FARM ESTATE, TANGMERE HOUSE, BROADWATER FARM ESTATE, WILLAN ROAD, N1712 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 6LF

Full postcodeN17 6LF
Postcode districtN17
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.594259
Longitude-0.083339
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