Tottenham Central · Haringey · Tottenham constituency · 51.59187, -0.07472

N17 6XT— Tottenham Central, Haringey

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

The practical family move

 

Schools 83%Safety 83/100Transport 51/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
64
Safety
83
Schools
90
Transport
51
Environment
56
Investment
56

The bottom line

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

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Location

N17 6XT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for N17 6XT

🛡️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 6XT 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 · 3 min walk

KS2: 105.9

—

Secondary

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 18 min walk

P8: 0.00A8: 46.9

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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.1 incidents per 1,000 residents

Better than 61% of London
→ Stable

-36% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences20%
Other17%
Vehicle crime14%
Burglary7%
Drug offences6%
Robbery6%
Theft3%

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 · 209m

Crime is 20% 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£5,985/m²
Price per ft²£556/ft²
Avg floor area78.7 m²

EPC breakdown

C
5%
D
13%
E
7%
G
1%

Based on 26 properties · Confidence: medium

Street mix

Terraced 91%Flat 10%

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£196,750
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

1996–2025 · CAGR

+5.7%

Total change

+393%

Market Activity

Price Velocity & Acceleration

Current Velocity

-44.0%

per year

Acceleration

-50.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 21 sales

Property Type Mix

Total: 21 sales

Terraced90.5%
Flat/maisonette9.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£74k£118k+59.5%2
Post-dot-com plateau2001–2004£156k£230k+47.4%1
Pre-crash peak2005–2005£225k£225k+0%1
GFC & correction2009–2009£220k£220k+0%2
Help-to-Buy recovery2014–2014£324k£324k+0%2
Brexit uncertainty2019–2019£540k£540k+0%1
Pandemic surge2020–2020£450k£450k+0%1
Rate-rise correction2023–2023£610k£610k+0%1
Current market2024–2025£652k£365k-44%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
9.2%
District
9.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Sisters Underground StationVictoria line
11.5 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
Seven Sisters Underground StationVictoria
12 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
13 min walk
Tottenham Hale Underground StationVictoria
14 min walk
No bus stops within 400m

45

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

3.6 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)

0

EV chargers (800m)

Total spaces (800m)110
Nearest car park376m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Stoneleigh Road Car Park "A"· no
376m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
396m
🅿️
Kwikfit carpark20 spaces
514m

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: 7.0 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 34%
Less green space than 91% 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

BRUCE GROVE PRIMARY HEALTH CARE CTR

463 HIGH ROAD, TOTTENHAM, N17 6QB

4 min walk

75%

Recommend GP

75%

Overall GP experience

10

GPs within 1km

7

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

21

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Ship (375 m)

Nearest supermarketOzdiller Supermarket · 333 m
5 tennis courts1 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)

326m

Post office

Nearby shops

Cudi316 m
News 'n' Booze318 m
Mount Pleasant Food & Wine345 m
Enfield Food Centre349 m

Nearby cafes

With Milk292 m
North London Community House Café298 m
Tradicia323 m
Cafe Life353 m

Nearby restaurants

Speedo Pizza319 m
Neighbours Fish Bar330 m
Oz Erciyes344 m
KFC348 m

Nearby pubs

The Ship375 m
The Beehive381 m
The Elbow Room384 m
The High Cross422 m

Nearby gyms

Tottenham Green Leisure Centre384 m
EasyGym611 m

Nearby pharmacies

Pharmocare325 m
The Cadge Pharmacy387 m
Dowsett Pharmacy680 m
Good Health Pharmacy776 m

Nearby health

Bruce Grove Primary Health Care Centre324 m
Smile For Life Dental Clinic473 m
Charlton House Medical Centre621 m
Castleview Surgery721 m
Food hygiene (5-star)66% of 127

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

FAMOUS SERVICES LIMITED
HISPANIC GLOBAL SERVICES LTD
KAVAK PROPERTY LTD
TRACE FASHION LTD

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 score18/100
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

17/100

Velocity score

Future outlook

42.6

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route10,832m
Crossrail 2 route976m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,726 nationally

1,803

Est. population

20,728/km²

64%

Employed

39%

Degree educated

£42,500

Median income

10.7%

Claimant rate

Urban coreVery high densityRenters

30

Community stability

Age profile

19%
25%
29%
17%
Under 1819%
18–3425%
35–4929%
50–6417%
65+9%

Tenure

17%
16%
49%
16%
Own outright17%
Own (mortgage)16%
Private rent49%
Social rent16%
Shared ownership0%
Rent free1%

Ethnicity

20%
33%
22%
White British20%
White Other33%
Asian10%
Black22%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household60%
Unemployed7%
No qualifications22%

Housing tenure (Census 2021)

Private rent49%
Social rent16%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
33
Live planning apps (800m)
6
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
8
Under construction
0
Completed (3yr)
170
Largest scheme
264 homes · Land at, Land at, Lawrence Road, N15 4EX
Pipeline pressure
LOW

Named schemes (500m)

Ambleside Close, (Fmr 415-419), Ambleside Close, (Fmr 415-419), HIGH ROAD, Tottenham, N17 6QN52 homes
completed
300-401, 300-401, HIGH ROAD, N17 6QN45 homes
completed
LAND REAR OF, 6, LAND REAR OF, 6, BRUCE GROVE, N17 6RA19 homes
completed
5, 5, Bruce Grove, Bruce Grove, N17 6RA14 homes
completed
97-99, 97-99, Philip Lane, N15 4JR12 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 6XT

Full postcodeN17 6XT
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Central
Latitude51.591870
Longitude-0.074720
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