Bruce Castle · Haringey · Tottenham constituency · 51.59953, -0.06833

N17 8AA— Bruce Castle, Haringey

Location and area intelligence for N17 8AA, Bruce Castle, Haringey

High-connectivity investment target

 

Schools 89%Safety 66/100Transport 44/100Yield 4.50%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
59
Safety
66
Schools
53
Transport
44
Environment
61
Investment
66

The bottom line

N17 8AA offers exceptional schools (89% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N17 8AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-22.9% vs London avg
vs London crime+137.0% vs London avg

Deep-dive guides for N17 8AA

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

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“High-connectivity investment target”

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How N17 8AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
—

Primary

St Francis De Sales Catholic Infant School

Not yet inspected · 4 min walk

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 9 min walk

P8: -0.03A8: 39.3

89% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

153.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+88% vs borough

Crime by type

Violence & sexual offences27%
Other26%
Anti-social behaviour12%
Vehicle crime11%
Drug offences8%
Theft6%
Burglary6%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

11

Serious within 200m

Fire risk

LOW

Risk band

5

Incidents (1yr)

10

Incidents (5yr)

Nearest station: Tottenham Fire Station · 836m

Crime is +137% above London average

Property

Prices, sales volume and market trends

Avg floor area68.6 m²

EPC breakdown

C
6%
D
8%
E
5%

Based on 19 properties · Confidence: medium

Street mix

Terraced 22%Flat 56%Other 22%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£171,500
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

1997–2012 · CAGR

+-2.5%

Total change

-32%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.0%

per year

Acceleration

-84.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 6 sales

Property Type Mix

Total: 6 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£150k£105k-30%1
Post-dot-com plateau2002–2003£63k£71k+12.7%1
Pre-crash peak2006–2006£120k£120k+0%1
GFC & correction2012–2012£102k£102k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Tottenham Hale Underground StationVictoria line
16 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
8 min walk
Tottenham Hale Underground StationVictoria
17 min walk
Silver Street Rail StationGreater Anglia · Weaver
21 min walk
1 bus routes · 8 stops within 400m · 23 buses/hr peak

55

Walkability score

107

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge50 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park380m
Santander docks (800m)0
Nearest cycle dock4.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download442 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: 8.0 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.0 km

Energy

Solar: 850 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 yield849.7 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

6 min walk

91%

Recommend GP

91%

Overall GP experience

8

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

19

Restaurants (800m)

9

Cafes (800m)

6

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

8

Convenience

Nearest supermarketNazar Supermarket · 33 m
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

717m

Post office

Nearby shops

Ha Long Mini Market20 m
Sainsbury's Local77 m
New Way Extra Large169 m
5 Start Supermarket175 m

Nearby cafes

Marmalade249 m
T on the Green320 m
Rayaan Cafe328 m
Costa471 m

Nearby restaurants

King's193 m
Adana Sofrasi274 m
Rayaan317 m
Banana African Restaurant & Bar359 m

Nearby pubs

The Bluecoats282 m
No.8 Tottenham288 m
The Bluecoats Pub289 m
Beavertown Corner Pin310 m

Nearby gyms

Tottenham Community Sports Centre258 m
EasyGym424 m
The Gym678 m

Nearby pharmacies

Pharmocare390 m
Dowsett Pharmacy563 m
Grace Pharmacy653 m

Nearby health

Charlton House Medical Centre374 m
Castleview Surgery491 m
Tottenham Health Centre562 m
Bruce Grove Primary Health Care Centre830 m
Food hygiene (5-star)69% of 153

Business

Local businesses registered here

Active businesses
47
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
28
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

17 GROSVENOR AVENUE LIMITED
4-22 FOUNDATION C.I.C.
ACORN COMPLETE CARE LTD
ACORN TRAINING & EDUCATION LIMITED
ALWAYZPOSITIVE LIMITED

+15 more

Investment

Investment grade, yield and market outlook

66

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 score16/100
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

29.2

Price growth score

D
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,748m
Crossrail 2 route1,414m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 879 nationally

1,795

Est. population

13,059/km²

52%

Employed

29%

Degree educated

£32,400

Median income

12.9%

Claimant rate

Inner cityHigh densityRenters

27

Community stability

Age profile

27%
24%
22%
18%
Under 1827%
18–3424%
35–4922%
50–6418%
65+9%

Tenure

41%
40%
Own outright7%
Own (mortgage)9%
Private rent41%
Social rent40%
Shared ownership3%
Rent free0%

Ethnicity

15%
21%
32%
16%
White British15%
White Other21%
Asian9%
Black32%
Mixed7%
Other16%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine29%
No car household65%
Unemployed8%
No qualifications32%

Housing tenure (Census 2021)

Private rent41%
Social rent40%

vs. London

Income vs London-22.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
48
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)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
15
Under construction
0
Completed (3yr)
10
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
FORMER DAIRYCREST DEPOT, 3, FORMER DAIRYCREST DEPOT, 3, HAMPDEN LANE, N1727 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 8AA

Full postcodeN17 8AA
Postcode districtN17
BoroughLondon Borough of Haringey
WardBruce Castle
Latitude51.599525
Longitude-0.068331
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