Bruce Castle · Haringey · Tottenham constituency · 51.59756, -0.07080

N17 6RX— Bruce Castle, Haringey

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

The hidden gem

 

Schools 88%Safety 78/100Transport 51/100Low yield 3.21%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
78
Schools
90
Transport
51
Environment
60
Investment
47

The bottom line

N17 6RX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £597,500 median — 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 6RX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price+14.9% vs London avg
vs London income-14.5% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for N17 6RX

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe

“The hidden gem”

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How N17 6RX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Lancasterian Primary School

Good · Inspected Jun 2023 · 6 min walk

KS2: 103.7

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 12 min walk

P8: -0.03A8: 39.3

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 3 min walk

12 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

82.5 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+1% vs borough

Crime by type

Violence & sexual offences24%
Other23%
Anti-social behaviour22%
Drug offences10%
Vehicle crime10%
Robbery4%
Theft4%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Tottenham Fire Station · 586m

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£597,500

Median sale price

Above London median by 15%

£597,500 is 15% above the London median (£520,000)

-21.3%

This year

Terraced

Dominant type

Price history

5-year change
+143.9%
Sales (24 months)6
New build0.0%
Avg terraced£625,000
Avg flat£310,000
Price per m²£9,264/m²
Price per ft²£861/ft²
Avg floor area66.2 m²

EPC breakdown

C
29%
D
66%
E
10%
F
1%
G
3%

Based on 109 properties · Confidence: high

Street mix

Terraced 65%Flat 34%Other 1%

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

Stamp duty

Standard buyer£17,375
First-time buyerFTB
£8,625
Additional propertyBTL/2nd
£35,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

16.6×

Price-to-income

£2,989/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£165,500
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 BAnnual charge £1,569
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.7%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.2%

per year

Acceleration

+5.54

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 69 sales

Property Type Mix

Total: 69 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£94k+57.1%2
Post-dot-com plateau2001–2004£128k£140k+9.8%4.2
Pre-crash peak2005–2007£135k£170k+25.9%2.3
GFC & correction2008–2012£230k£199k-13.6%1.5
Help-to-Buy recovery2013–2015£280k£340k+21.4%4.3
Brexit uncertainty2017–2018£433k£338k-22%3
Pandemic surge2020–2021£361k£245k-32.1%2.5
Current market2024–2026£595k£600k+0.8%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Weakest performer

Flat/maisonette

-3.5% alpha

Terraced+0.7% α
Local
8.2%
District
7.5%
Flat/maisonette-3.5% α
Local
5.3%
District
8.8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

18out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing9
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Tottenham Hale Underground StationVictoria line
14.6 min walk
Bruce Grove→ Liverpool Street· 6 tph
22 min

Nearby stations

Bruce Grove Rail StationGreater Anglia · Weaver
5 min walk
Bruce GroveNational Rail
5 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
10 min walk
Tottenham Hale Underground StationVictoria
16 min walk
Seven Sisters Underground StationVictoria
20 min walk
1 bus routes · 10 stops within 400m · 22 buses/hr peak

51

Walkability score

117

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 park277m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Stoneleigh Road Car Park "A"· no
641m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
709m

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: 7.7 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.9 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

CHARLTON HOUSE MEDICAL CENTRE

581 HIGH ROAD, N17 6SB

3 min walk

91%

Recommend GP

91%

Overall GP experience

10

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

17

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

8

Convenience

Nearest supermarketNazar Supermarket · 309 m
5 tennis courts1 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)

503m

Post office

Nearby shops

5 Start Supermarket138 m
Spurs Local182 m
Asanteman Market187 m
Imam's Butcher219 m

Nearby cafes

Marmalade147 m
T on the Green208 m
Rayaan Cafe209 m
Costa274 m

Nearby restaurants

King's116 m
Bruce Burgers202 m
Rayaan204 m
Banana African Restaurant & Bar223 m

Nearby pubs

The Bluecoats202 m
The Bluecoats Pub203 m
The Victoria260 m
The Two Brewers273 m

Nearby gyms

EasyGym263 m
Tottenham Community Sports Centre497 m
The Gym928 m
Tottenham Green Leisure Centre1.0 km

Nearby pharmacies

Pharmocare217 m
Dowsett Pharmacy462 m

Nearby health

Charlton House Medical Centre195 m
Castleview Surgery315 m
Bruce Grove Primary Health Care Centre605 m
Tottenham Health Centre799 m
Food hygiene (5-star)67% of 144

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

CAFFE DS LTD
E & A ISMAIL LTD
HERVEY NEWLYN LTD
KSENTA LTD
LRN SERVICES LTD

+4 more

Investment

Investment grade, yield and market outlook

47

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score47/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

66.5

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,502m
Crossrail 2 route1,316m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,417 nationally

1,927

Est. population

14,064/km²

57%

Employed

30%

Degree educated

£35,900

Median income

12.9%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

32

Community stability

Age profile

22%
24%
25%
19%
Under 1822%
18–3424%
35–4925%
50–6419%
65+10%

Tenure

14%
37%
37%
Own outright11%
Own (mortgage)14%
Private rent37%
Social rent37%
Shared ownership1%
Rent free1%

Ethnicity

16%
23%
32%
White British16%
White Other23%
Asian10%
Black33%
Mixed8%
Other11%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine27%
No car household65%
Unemployed7%
No qualifications31%

Housing tenure (Census 2021)

Private rent37%
Social rent37%

vs. London

Income vs London-14.5%
Price vs London+14.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
44
Live planning apps (800m)
7
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
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
15
Under construction
0
Completed (3yr)
12
Largest scheme
58 homes · 691-603, 691-603, High Road, Tottenham, N17
Pipeline pressure
LOW

Named schemes (500m)

691-603, 691-603, High Road, Tottenham, N1758 homes
completed
624, 624, High Road, Tottenham, N17 9TL42 homes
completed
596-606, 596-606, High Road, London, N17 9TA39 homes
completed
195, 195, LORDSHIP LANE, N1731 homes
completed
636-638, 636-638, HIGH ROAD, TOTTENHAM, N1726 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£597,500)

£17,375

Standard buyer

£8,625

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N17 6RX

Full postcodeN17 6RX
Postcode districtN17
BoroughLondon Borough of Haringey
WardBruce Castle
Latitude51.597561
Longitude-0.070797
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