Bruce Castle · Haringey · Tottenham constituency · 51.59822, -0.07657

N17 6XE— Bruce Castle, Haringey

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

The practical family move

 

Schools 100%Safety 78/100Transport 48/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
78
Schools
90
Transport
48
Environment
60
Investment
52

The bottom line

N17 6XE 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 6XE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N17 6XE

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How N17 6XE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Risley Avenue Primary School

Good · Inspected Nov 2022 · 3 min walk

KS2: 103.3

—

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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 8 min walk

7 primaries · 0 secondaries · 0 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

95

Road safety score

5

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Tottenham Fire Station · 735m

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,335/m²
Price per ft²£403/ft²
Avg floor area60.2 m²

EPC breakdown

C
11%
D
9%
E
4%
F
1%
G
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 13%Terraced 42%Detached 4%Flat 38%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£150,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5%

Total change

+329%

Market Activity

Price Velocity & Acceleration

Current Velocity

-56.4%

per year

Acceleration

-136.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Detached4.5%
Semi-detached13.6%
Terraced40.9%
Flat/maisonette40.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£81k+35%2.2
Post-dot-com plateau2002–2004£165k£145k-12.1%1.3
Pre-crash peak2005–2005£165k£165k+0%2
GFC & correction2012–2012£275k£275k+0%1
Help-to-Buy recovery2015–2016£235k£272k+15.7%1
Brexit uncertainty2019–2019£502k£502k+0%1
Pandemic surge2020–2021£328k£590k+80.2%1
Current market2025–2025£258k£258k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
15.6%
District
14.5%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Bruce Grove Rail StationGreater Anglia · Weaver
8 min walk
Bruce GroveNational Rail
8 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
11 min walk
Tottenham Hale Underground StationVictoria
20 min walk
Seven Sisters Underground StationVictoria
21 min walk
1 bus routes · 8 stops within 400m · 14 buses/hr peak

50

Walkability score

120

Footpaths (500m)

0

Santander docks (800m)

4.1 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park139m
Santander docks (800m)0
Nearest cycle dock4.1 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.3 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

7

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 1.7 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

125

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketBilo Food Centre · 196 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

528m

Post office

Nearby shops

Cafe Marina Portugese Delicatessen73 m
Londis103 m
Gezici Food Centre186 m
Vin Newsagents218 m

Nearby cafes

Starmugs Cafe34 m
T on the Green270 m
Marmalade343 m
Rayaan Cafe607 m

Nearby restaurants

Antep Firini38 m
Pikkle Peppa Caribbean68 m
Pizza GoGo146 m
Happy Garden Chinese159 m

Nearby pubs

Neza Bar42 m
The Elmhurst46 m
The Antwerp Arms426 m
The Bluecoats608 m

Nearby gyms

EasyGym630 m
Tottenham Community Sports Centre677 m
Tottenham Green Leisure Centre1.1 km

Nearby pharmacies

Pharmocare589 m
The Cadge Pharmacy1.0 km

Nearby health

Castleview Surgery99 m
Charlton House Medical Centre569 m
Bruce Grove Primary Health Care Centre813 m
Tottenham Health Centre909 m
Food hygiene (5-star)64% of 52

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
3
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

ACN AUTOMOTIVE LIMITED
ACN ESTATES LTD
ACN GROUP LIMITED
AL AND SONS CAFFE LTD
BUAR LTD

+6 more

Investment

Investment grade, yield and market outlook

52

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
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

35.9

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,511m
Crossrail 2 route1,616m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
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
10
Under construction
0
Completed (3yr)
22
Largest scheme
87 homes · LORDSHIP LANE LIDO, 023, LORDSHIP LANE LIDO, 023, LORDSHIP LANE, N17
Pipeline pressure
LOW

Named schemes (500m)

TOTTENHAM CHILD & FAMILY CENTRE, TOTTENHAM CHILD & FAMILY CENTRE, ADAMS ROAD, N17 6HW13 homes
completed
315, 315, Mount Pleasant Road, N17 6HD6 homes
completed
101, 101, Lordship Lane, London, N17 6XF6 homes
completed
13, 13, Whitley Road, N17 6RJ4 homes
completed
175, 175, Lordship Lane, Bruce Grove, N17 6XF4 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 6XE

Full postcodeN17 6XE
Postcode districtN17
BoroughLondon Borough of Haringey
WardBruce Castle
Latitude51.598222
Longitude-0.076574
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