Bruce Castle · Haringey · Tottenham constituency · 51.60279, -0.07216

N17 8AP— Bruce Castle, Haringey

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

Capital growth story in progress

 

Schools 100%Safety 71/100Transport 49/100Yield 4.29%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
59
Safety
71
Schools
90
Transport
49
Environment
59
Investment
52

The bottom line

N17 8AP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £447,500 median — strong value for Families who can accept its trade-offs.

The catch: 46 min to victoria — above average for this zone.

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Location

N17 8AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London avg price-13.9% vs London avg
vs London income-22.9% vs London avg
vs London crime+97.0% vs London avg

Deep-dive guides for N17 8AP

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

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Postcode Personality

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

“Capital growth story in progress”

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How N17 8AP 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 · 2 min walk

KS2: 103.7

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 8 min walk

P8: -0.03A8: 39.3

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

128.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+57% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour18%
Vehicle crime8%
Drug offences7%
Theft7%
Burglary6%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.2km

Crime is +97% 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.

£447,500

Median sale price

14% below London median

£447,500 is 14% below the London median (£520,000)

+12.7%

This year

Terraced

Dominant type

Price history

5-year change
+23.6%
Sales (24 months)6
New build0.0%
Avg terraced£447,500
Price per m²£6,072/m²
Price per ft²£564/ft²
Avg floor area75.8 m²

EPC breakdown

C
10%
D
23%
E
5%

Based on 38 properties · Confidence: high

Street mix

Terraced 98%Other 2%

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£9,875
First-time buyerFTB
£1,125
Additional propertyBTL/2nd
£23,300

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

13.8×

Price-to-income

£2,239/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,500
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+7.4%

Total change

+745%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.9%

per year

Acceleration

+17.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 45 sales

Property Type Mix

Total: 45 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£100k+87.8%2.4
Post-dot-com plateau2001–2004£106k£174k+63.7%2.7
Pre-crash peak2005–2007£185k£200k+8.1%2
GFC & correction2010–2012£205k£200k-2.4%2
Help-to-Buy recovery2013–2016£190k£350k+84.2%1.7
Brexit uncertainty2019–2019£360k£360k+0%1
Rate-rise correction2022–2022£410k£410k+0%1
Current market2024–2025£395k£450k+13.9%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.4%
District
7.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

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
21.3 min walk
White Hart Lane

Nearby stations

White Hart Lane Rail StationGreater Anglia · Weaver
3 min walk
White Hart LaneNational Rail
3 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
12 min walk
Silver Street Rail StationGreater Anglia · Weaver
17 min walk
Tottenham Hale Underground StationVictoria
23 min walk
No bus stops within 400m

43

Walkability score

146

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★46 min
Waterloo53 min ↑
Canary Wharf58 min ↑
City49 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 park377m
Santander docks (800m)0
Nearest cycle dock4.4 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.2 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.4 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

SOMERSET GARDENS FAMILY HEALTH CENTRE

4 CREIGHTON ROAD, TOTTENHAM, N17 8NW

4 min walk

69%

Recommend GP

69%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

11

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketNazar Supermarket · 434 m
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

ABREPO JUNCTION Supermarket301 m
Kurecik Supermarket346 m
Tottenham Local357 m
New Way Extra Large374 m

Nearby cafes

Snack Bar324 m
Sandwich Bar424 m
T on the Green433 m
Marmalade450 m

Nearby restaurants

Pavro Ocakbasi322 m
Chips Town326 m
Chick King331 m
SPU Restaurant362 m

Nearby pubs

The Antwerp Arms206 m
Beavertown Corner Pin335 m
No.8 Tottenham336 m
Bricklayers Arms435 m

Nearby gyms

Tottenham Community Sports Centre262 m
The Gym469 m
EasyGym829 m

Nearby pharmacies

Pharmocare243 m
Dowsett Pharmacy998 m

Nearby health

Tottenham Health Centre332 m
Castleview Surgery536 m
Charlton House Medical Centre766 m
A&E1.1 km
Food hygiene (5-star)61% of 136

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

COUTH JEWELLERY LTD
DOWNSIDE DIY LTD
THE RHUMERIE LIMITED

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

35.6

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route12,059m
Crossrail 2 route1,858m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,304 nationally

1,867

Est. population

12,180/km²

55%

Employed

33%

Degree educated

£32,400

Median income

13.8%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

26%
19%
25%
17%
Under 1826%
18–3419%
35–4925%
50–6417%
65+12%

Tenure

15%
14%
33%
34%
Own outright15%
Own (mortgage)14%
Private rent33%
Social rent34%
Shared ownership3%
Rent free1%

Ethnicity

22%
21%
33%
White British22%
White Other21%
Asian7%
Black33%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine26%
No car household56%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Social rent34%
Private rent33%

vs. London

Income vs London-22.9%
Price vs London-13.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
51
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
0%
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
9
Under construction
0
Completed (3yr)
8
Largest scheme
248 homes · FORMER SOMERSET SCHOOL SITE, FORMER SOMERSET SCHOOL SITE, WHITE HART LANE, N17
Pipeline pressure
LOW

Named schemes (500m)

FORMER SOMERSET SCHOOL SITE, FORMER SOMERSET SCHOOL SITE, WHITE HART LANE, N17248 homes
completed
Park Place (Fmr Somerset Hall), Park Place (Fmr Somerset Hall), White Hart Lane, Creighton Road, N17 8SH81 homes
completed
691-603, 691-603, High Road, Tottenham, N1758 homes
completed
Vacant land between 17 and 34, Vacant land between 17 and 34, Pretoria Road, N17 8DX52 homes
completed
148-156, 148-156, HIGH ROAD, TOTTENHAM, N1721 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 (£447,500)

£9,875

Standard buyer

£1,125

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 8AP

Full postcodeN17 8AP
Postcode districtN17
BoroughLondon Borough of Haringey
WardBruce Castle
Latitude51.602790
Longitude-0.072164
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