West Green · Haringey · Tottenham constituency · 51.58940, -0.08610

N17 6PL— West Green, Haringey

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

The family fortress

 

Schools 100%Safety 83/100Transport 31/100Yield 4.50%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
83
Schools
90
Transport
31
Environment
71
Investment
56

The bottom line

N17 6PL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

N17 6PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.9% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for N17 6PL

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N17 6PL 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 · 3 min walk

KS2: 105.5

★★

Secondary

Park View School

Good · Inspected Feb 2023 · 5 min walk

P8: +0.09A8: 39.7

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.1 incidents per 1,000 residents

Better than 62% of London
→ Stable

-39% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour17%
Other11%
Robbery11%
Vehicle crime11%
Burglary9%
Drug offences7%
Theft5%

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 · 1.0km

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area71 m²

EPC breakdown

B
1%
C
3%
D
2%
E
1%

Based on 7 properties · Confidence: low

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£177,500
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)
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

2003–2013 · CAGR

+4%

Total change

+47%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.0%

per year

Acceleration

-32.89

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£131k£131k+0%2
Pre-crash peak2007–2007£182k£182k+0%1
Help-to-Buy recovery2013–2013£193k£193k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
13.8 min walk
Seven Sisters→ Liverpool Street· 6 tph
20 min

Nearby stations

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

40

Walkability score

84

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★41 min
Waterloo47 min ↑
Canary Wharf56 min ↑
City47 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)

5

EV chargers (800m)

Nearest car park440m
Santander docks (800m)0
Nearest cycle dock3.6 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: 6.6 km away✗ Not Green Belt✗ Not AONB51% 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

PILOT SE LOCALITY TELEPHONE APPOINTMENTS

339-341 WEST GREEN ROAD, N15 3PB

7 min walk

7

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

140

Parks (1km)

12

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarket526 m
2 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)

707m

Post office

Nearby shops

EXPA International Foods410 m
Sifat Superstore419 m
Rojin429 m
International Food Centre438 m

Nearby cafes

Downhills Park Cafe83 m
Rose Cafe417 m
French Crepes451 m
Perkyn's465 m

Nearby restaurants

SushiHeads205 m
Forks & Green315 m
Tasty Chicken & Pizza413 m
Big Bowl Noodle428 m

Nearby pubs

The Palm246 m
K K McCools397 m
The Fountain669 m
Esplanade Club753 m

Nearby gyms

Bind Yoga Studio434 m
Kids swimming pool475 m

Nearby pharmacies

The Cadge Pharmacy544 m
All Cures Pharmacy562 m
Good Health Pharmacy735 m

Nearby health

The Green Dental Surgery411 m
West Green Dental Practice481 m
St. Ann's Road Surgery893 m
St Ann's Hospital1.0 km
Food hygiene (5-star)74% of 62

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

STAR CONTRACTS LIMITED

Investment

Investment grade, yield and market outlook

56

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

30.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route10,458m
Crossrail 2 route1,262m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,298 nationally

1,497

Est. population

9,489/km²

67%

Employed

51%

Degree educated

£36,600

Median income

8.5%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

17%
31%
25%
16%
Under 1817%
18–3431%
35–4925%
50–6416%
65+11%

Tenure

19%
39%
25%
16%
Own outright19%
Own (mortgage)39%
Private rent25%
Social rent16%
Shared ownership1%
Rent free1%

Ethnicity

33%
24%
19%
White British33%
White Other24%
Asian9%
Black19%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine16%
No car household52%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent25%
Social rent16%

vs. London

Income vs London-12.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
184
Largest scheme
126 homes · Keston Centre, Keston Centre, Keston Road, N17 6PW
Pipeline pressure
NONE

Named schemes (500m)

Keston Centre, Keston Centre, Keston Road, N17 6PW126 homes
completed
Dagmar Arms PH, 36, Dagmar Arms PH, 36, Cornwall Road, N15 5AR26 homes
completed
223-225, 223-225, PHILIP LANE, N1525 homes
completed
FORMER STONEWORKS ADJOINING, 45-47, FORMER STONEWORKS ADJOINING, 45-47, DORSET ROAD, N1512 homes
completed
DOWNHILLS PARK DEPOT, DOWNHILLS PARK DEPOT, KESTON ROAD, N1710 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 6PL

Full postcodeN17 6PL
Postcode districtN17
BoroughLondon Borough of Haringey
WardWest Green
Latitude51.589403
Longitude-0.086099
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