West Green · Haringey · Tottenham constituency · 51.59506, -0.08222

N17 6LU— West Green, Haringey

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

The family fortress

 

Schools 100%Safety 78/100Transport 28/100Yield 4.50%

Best for: Families

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

Liveability
54
Safety
78
Schools
90
Transport
28
Environment
66
Investment
49

The bottom line

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

The catch: 52 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N17 6LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-12.9% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for N17 6LU

🛡️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 6LU 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 · 1 min walk

KS2: 103.8

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 13 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.2 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+2% vs borough

Crime by type

Other28%
Violence & sexual offences26%
Anti-social behaviour19%
Vehicle crime12%
Drug offences4%
Burglary4%
Robbery3%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 784m

Crime is +28% above London average

Property

Prices, sales volume and market trends

Avg floor area59.3 m²

EPC breakdown

B
1%
C
63%
D
12%
F
1%

Based on 77 properties · Confidence: high

Street mix

Flat 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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£148,250
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 CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2023 · CAGR

+5.6%

Total change

+151%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.0%

per year

Acceleration

-9.34

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£87k£100k+14.9%1
GFC & correction2008–2008£135k£135k+0%1
Help-to-Buy recovery2013–2016£95k£169k+77.9%1.8
Brexit uncertainty2018–2018£200k£200k+0%1
Rate-rise correction2023–2023£218k£218k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Seven Sisters476 line
17.8 min walk
Bruce Grove→ Liverpool Street· 6 tph
22 min

Nearby stations

Bruce Grove Rail StationGreater Anglia · Weaver
11 min walk
Bruce GroveNational Rail
11 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
17 min walk
Seven Sisters Underground StationVictoria
18 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
19 min walk
No bus stops within 400m

41

Walkability score

122

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)

0

EV chargers (800m)

Nearest car park119m
Santander docks (800m)0
Nearest cycle dock3.9 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: 7.2 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.4 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

4 min walk

70%

Recommend GP

70%

Overall GP experience

8

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

172

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Neza Bar (493 m)

Nearest supermarketBilo Food Centre · 389 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)

304m

Post office

Nearby shops

Mount Pleasant Food & Wine288 m
Gezici Food Centre395 m
Vin Newsagents399 m
Cafe Marina Portugese Delicatessen470 m

Nearby cafes

Hub Café392 m
Starmugs Cafe499 m
Bolland and Crust657 m
Downhills Park Cafe661 m

Nearby restaurants

Neighbours Fish Bar301 m
Volkie’s Chicken407 m
Happy Garden Chinese411 m
Pizza GoGo420 m

Nearby pubs

Neza Bar493 m
The Elmhurst569 m
The New Moon696 m
The Palm750 m

Nearby gyms

Kids swimming pool421 m
Tottenham Green Leisure Centre922 m

Nearby pharmacies

The Cadge Pharmacy709 m
Beautychem Pharmacy1.1 km
Good Health Pharmacy1.1 km

Nearby health

Castleview Surgery611 m
The Green Dental Surgery1.0 km
Food hygiene (5-star)62% of 55

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

GEE ONE PROMOTION LTD
GEE SOLUTIONS LTD
HC CONSULTING GROUP LIMITED
JOCY LTD
OAKLEN LTD

+2 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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score13/100
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

11.7

Price growth score

E
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,112m
Crossrail 2 route1,573m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,383 nationally

1,418

Est. population

12,636/km²

46%

Employed

29%

Degree educated

£36,600

Median income

10.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

21%
24%
17%
24%
13%
Under 1821%
18–3424%
35–4917%
50–6424%
65+13%

Tenure

77%
Own outright7%
Own (mortgage)4%
Private rent11%
Social rent77%
Shared ownership0%
Rent free1%

Ethnicity

14%
16%
42%
15%
White British14%
White Other16%
Asian9%
Black42%
Mixed4%
Other15%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine27%
No car household57%
Unemployed7%
No qualifications30%

Housing tenure (Census 2021)

Social rent77%
Private rent11%

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)
4
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)
0

Housing pipeline (800m)

Homes approved
2
Under construction
0
Completed (3yr)
23
Largest scheme
108 homes · SOMERSET SCHOOL SITE, SOMERSET SCHOOL SITE, LORDSHIP LANE, N17
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 6LU

Full postcodeN17 6LU
Postcode districtN17
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.595059
Longitude-0.082223
Parliamentary constituencyTottenham
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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Transport
for London
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