Bruce Castle · Haringey · Tottenham constituency · 51.59663, -0.07455

N17 6RL— Bruce Castle, Haringey

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

The practical family move

 

Schools 88%Safety 83/100Transport 47/100~5% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
63
Safety
83
Schools
90
Transport
47
Environment
59
Investment
55

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N17 6RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.5% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for N17 6RL

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

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“The practical family move”

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How N17 6RL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bruce Grove Primary School

Good · Inspected Mar 2024 · 5 min walk

KS2: 105.9

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 15 min walk

P8: -0.03A8: 39.3

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

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.3 incidents per 1,000 residents

Better than 62% of London
→ Stable

-39% vs borough

Crime by type

Violence & sexual offences27%
Other21%
Anti-social behaviour17%
Vehicle crime16%
Drug offences11%
Burglary4%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 515m

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£5,036/m²
Price per ft²£468/ft²
Avg floor area75.3 m²

EPC breakdown

C
8%
D
25%
E
3%

Based on 36 properties · Confidence: high

Street mix

Semi 7%Terraced 19%Flat 70%Other 4%

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£188,250
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

1998–2025 · CAGR

+3.2%

Total change

+134%

Market Activity

Price Velocity & Acceleration

Current Velocity

-54.3%

per year

Acceleration

-120.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached7.7%
Terraced19.2%
Flat/maisonette73.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£125k£75k-40%1
Post-dot-com plateau2001–2003£97k£118k+21.6%1
Pre-crash peak2006–2007£145k£206k+42.1%2.5
GFC & correction2012–2012£190k£190k+0%1
Help-to-Buy recovery2013–2016£271k£480k+77.2%2.7
Brexit uncertainty2019–2019£411k£411k+0%1
Pandemic surge2020–2021£690k£385k-44.2%1
Current market2024–2025£639k£292k-54.3%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
3.8%
District
4.6%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

66out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing13
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Seven Sisters Underground StationVictoria line
17.8 min walk
Bruce Grove→ Liverpool Street· 6 tph
22 min

Nearby stations

Bruce Grove Rail StationGreater Anglia · Weaver
6 min walk
Bruce GroveNational Rail
6 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
12 min walk
Tottenham Hale Underground StationVictoria
17 min walk
Seven Sisters Underground StationVictoria
19 min walk
1 bus routes · 10 stops within 400m · 19 buses/hr peak

45

Walkability score

79

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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)20
Nearest car park316m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Stoneleigh Road Car Park "A"· no
642m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
706m

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 AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.1 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

GP@ THE GROVE

9 BRUCE GROVE, N17 6RA

4 min walk

10

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

20

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketBilo Food Centre · 372 m
5 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

1

Nightclubs

3

Late-night venues

D
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

431m

Post office

Nearby shops

Cafe Marina Portugese Delicatessen272 m
Londis317 m
Gezici Food Centre363 m
5 Start Supermarket366 m

Nearby cafes

Starmugs Cafe246 m
T on the Green281 m
Marmalade307 m
Costa402 m

Nearby restaurants

Bruce Burgers222 m
Antep Firini248 m
Pikkle Peppa Caribbean269 m
Pizza GoGo331 m

Nearby pubs

The Elmhurst214 m
Neza Bar251 m
The Bluecoats Pub451 m
The Bluecoats454 m

Nearby gyms

EasyGym436 m
Tottenham Community Sports Centre706 m
Tottenham Green Leisure Centre913 m

Nearby pharmacies

Pharmocare401 m
Dowsett Pharmacy631 m
The Cadge Pharmacy868 m

Nearby health

Castleview Surgery195 m
Charlton House Medical Centre385 m
Bruce Grove Primary Health Care Centre588 m
Smile For Life Dental Clinic932 m
Food hygiene (5-star)61% of 124

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ACTIVE UK MARKETING LTD
COMUS26 LIMITED
ELLE&KRIS'S CONSTRUCTION LTD
LIVE "N" BREATHE FITNESS LTD
SKMT HOLDINGS LTD

Investment

Investment grade, yield and market outlook

55

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
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

40.8

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,357m
Crossrail 2 route1,391m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,299 nationally

1,868

Est. population

25,895/km²

60%

Employed

35%

Degree educated

£35,900

Median income

12.1%

Claimant rate

Inner cityVery high densityRenters

33

Community stability

Age profile

23%
25%
23%
21%
Under 1823%
18–3425%
35–4923%
50–6421%
65+8%

Tenure

16%
19%
41%
22%
Own outright16%
Own (mortgage)19%
Private rent41%
Social rent22%
Shared ownership3%
Rent free0%

Ethnicity

18%
21%
33%
White British18%
White Other21%
Asian9%
Black33%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine29%
No car household58%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Private rent41%
Social rent22%

vs. London

Income vs London-14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
36
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
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)
3

Housing pipeline (800m)

Homes approved
17
Under construction
0
Completed (3yr)
11
Largest scheme
87 homes · LORDSHIP LANE LIDO, 023, LORDSHIP LANE LIDO, 023, LORDSHIP LANE, N17
Pipeline pressure
LOW

Named schemes (500m)

195, 195, LORDSHIP LANE, N1731 homes
completed
LAND REAR OF, 6, LAND REAR OF, 6, BRUCE GROVE, N17 6RA19 homes
completed
13, 13, Bruce Grove, Tottenham, N17 6RA15 homes
completed
5, 5, Bruce Grove, Bruce Grove, N17 6RA14 homes
completed
8, 8, Bruce Grove, London, N17 6RA9 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

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Key facts for N17 6RL

Full postcodeN17 6RL
Postcode districtN17
BoroughLondon Borough of Haringey
WardBruce Castle
Latitude51.596633
Longitude-0.074547
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