Tottenham Central · Haringey · Tottenham constituency · 51.59042, -0.07582

N17 6XP— Tottenham Central, Haringey

Location and area intelligence for N17 6XP, Tottenham Central, Haringey

 

Schools 86%Safety 74/100Transport 36/100Yield 4.50%

Best for: Families

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

Liveability
58
Safety
74
Schools
90
Transport
36
Environment
56
Investment
59

The bottom line

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

Less suited to Car-free commuters.

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Location

N17 6XP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for N17 6XP

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

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How N17 6XP 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

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 17 min walk

P8: 0.00A8: 46.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+32% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Anti-social behaviour19%
Vehicle crime11%
Drug offences9%
Burglary5%
Theft4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Tottenham Fire Station · 351m

Crime is +66% above London average

Property

Prices, sales volume and market trends

Avg floor area76.6 m²

EPC breakdown

C
8%
D
25%
E
6%

Based on 39 properties · Confidence: high

Street mix

Terraced 83%Flat 17%

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£191,500
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 CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+8.1%

Total change

+666%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.9%

per year

Acceleration

-116.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 26 sales

Property Type Mix

Total: 26 sales

Terraced88.5%
Flat/maisonette11.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£77k£142k+84.4%1.8
Post-dot-com plateau2002–2004£210k£192k-8.6%2.3
Pre-crash peak2005–2006£230k£240k+4.3%2
GFC & correction2009–2009£272k£272k+0%1
Help-to-Buy recovery2014–2014£315k£315k+0%1
Brexit uncertainty2017–2019£190k£317k+66.8%1
Pandemic surge2021–2021£655k£655k+0%1
Rate-rise correction2022–2022£590k£590k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Terraced+1.3% α
Local
15.3%
District
14%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

37out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Bruce Grove Rail StationGreater Anglia · Weaver
7 min walk
Bruce GroveNational Rail
7 min walk
Seven Sisters Underground StationVictoria
10 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
11 min walk
Tottenham Hale Underground StationVictoria
14 min walk
No bus stops within 400m

40

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

3.5 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

12

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)181
Nearest car park279m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Kwikfit carpark20 spaces
473m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
476m
🅿️
Stoneleigh Road Car Park "A"· no
480m
🅿️
Brunswick Road car park
684m
🅿️
Westerfield Road car park71 spaces
782m

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: 6.9 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 55%
Less green space than 88% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.8 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

LAWRENCE HOUSE SURGERY

107 PHILIP LANE, TOTTENHAM, N15 4JR

3 min walk

71%

Recommend GP

71%

Overall GP experience

10

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.4 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

52

Parks (1km)

40

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The High Cross (411 m)

Nearest supermarketDadinho Distributions · 624 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

402m

Post office

Nearby shops

Cudi207 m
Zi Mini-Mart297 m
EXPA International Foods354 m
Liah's Store385 m

Nearby cafes

With Milk114 m
Charlie's Cafe292 m
Rose Cafe331 m
Tradicia384 m

Nearby restaurants

Royal Fried Chicken288 m
Big Bowl Noodle319 m
Tasty Chicken & Pizza335 m
Plazza Cafe & Bar Restaurant397 m

Nearby pubs

The High Cross411 m
The Post Bar454 m
The Beehive498 m
The Ship526 m

Nearby gyms

Tottenham Green Leisure Centre247 m
EasyGym780 m

Nearby pharmacies

The Cadge Pharmacy219 m
Pharmocare445 m
Good Health Pharmacy601 m
Reena Pharmacy696 m

Nearby health

Smile For Life Dental Clinic437 m
Bruce Grove Primary Health Care Centre443 m
The Green Dental Surgery782 m
Charlton House Medical Centre795 m
Food hygiene (5-star)61% of 163

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AA DESIGNS 3D LTD
ATSH RECRUITMENT LTD
C PICTURES LTD
CPL BUSINESS SOLUTIONS LTD
PROUD BUILD SERVICES LTD

Investment

Investment grade, yield and market outlook

59

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

28.5

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route10,661m
Crossrail 2 route894m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,443 nationally

1,801

Est. population

22,438/km²

64%

Employed

42%

Degree educated

£42,500

Median income

10.8%

Claimant rate

SuburbanVery high densityRenters

33

Community stability

Age profile

23%
23%
26%
17%
Under 1824%
18–3424%
35–4926%
50–6417%
65+11%

Tenure

17%
21%
44%
18%
Own outright17%
Own (mortgage)21%
Private rent44%
Social rent18%
Shared ownership0%

Ethnicity

23%
26%
28%
White British23%
White Other26%
Asian8%
Black28%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine25%
No car household61%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent44%
Social rent18%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
28
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
2
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
6
Under construction
0
Completed (3yr)
174
Largest scheme
264 homes · Land at, Land at, Lawrence Road, N15 4EX
Pipeline pressure
LOW

Named schemes (500m)

Tottenham Town Hall, Tottenham Town Hall, Town Hall Approach Road, N15 4RY109 homes
completed
97-99, 97-99, Philip Lane, N15 4JR12 homes
completed
89, 89, Philip Lane, N15 4JR9 homes
completed
99, 99, Mount Pleasant Road, N17 6TW8 homes
completed
109, 109, St Loys Road, N176 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.4%
Ward turnout
41%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Mark Antony BlakeGreen
Dixie-Ann JosephGreen
Andrew Nigel ReidGreen

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Key facts for N17 6XP

Full postcodeN17 6XP
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Central
Latitude51.590422
Longitude-0.075820
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