Bruce Castle · Haringey · Tottenham constituency · 51.60382, -0.07198

N17 8BS— Bruce Castle, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 50/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
58
Safety
67
Schools
90
Transport
50
Environment
59
Investment
60

The bottom line

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

The catches: 46 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N17 8BS

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 income-22.9% vs London avg
vs London crime+72.0% vs London avg

Deep-dive guides for N17 8BS

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How N17 8BS 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 · 3 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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 7866.7%

+37% vs borough

Crime by type

Violence & sexual offences24%
Other23%
Anti-social behaviour22%
Vehicle crime9%
Drug offences9%
Burglary6%
Theft5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.3km

Crime is +72% above London average

Property

Prices, sales volume and market trends

Avg floor area55.7 m²

EPC breakdown

C
37%
D
7%

Based on 44 properties · Confidence: high

Street mix

Terraced 8%Flat 92%

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£139,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsTimber frame, with external insulation
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

2000–2020 · CAGR

+6.7%

Total change

+263%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.3%

per year

Acceleration

-65.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £125k–£150k · 10 sales

Property Type Mix

Total: 10 sales

Terraced10%
Flat/maisonette90%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£62k£62k+0%1
Post-dot-com plateau2002–2002£91k£91k+0%2
Pre-crash peak2005–2006£148k£123k-16.9%1.5
Help-to-Buy recovery2014–2016£158k£246k+55.7%1.5
Pandemic surge2020–2020£223k£223k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
7.2%
District
8%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Tottenham Hale Underground StationVictoria line
22.5 min walk
White Hart Lane

Nearby stations

White Hart Lane Rail StationGreater Anglia · Weaver
2 min walk
White Hart LaneNational Rail
2 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
14 min walk
Silver Street Rail StationGreater Anglia · Weaver
16 min walk
Tottenham Hale Underground StationVictoria
24 min walk
No bus stops within 400m

41

Walkability score

135

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 park262m
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: 8.4 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.5 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

2 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 · 1.1 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

45

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketSzampion Polskie Delikatesy · 479 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)

972m

Post office

Nearby shops

ABREPO JUNCTION Supermarket264 m
Tottenham Local281 m
White Hart Corner Shop307 m
Kurecik Supermarket399 m

Nearby cafes

Snack Bar267 m
Sandwich Bar331 m
T on the Green548 m
Marmalade564 m

Nearby restaurants

Pavro Ocakbasi267 m
Chips Town268 m
Chick King270 m
SPU Restaurant284 m

Nearby pubs

The Antwerp Arms289 m
Bricklayers Arms341 m
Beavertown Corner Pin361 m
No.8 Tottenham370 m

Nearby gyms

Tottenham Community Sports Centre316 m
The Gym391 m
EasyGym935 m

Nearby pharmacies

Pharmocare128 m
Wise Pharmacy961 m
Dowsett Pharmacy1.1 km

Nearby health

Tottenham Health Centre266 m
Castleview Surgery648 m
Charlton House Medical Centre873 m
Silverpoint Medical948 m
Food hygiene (5-star)58% of 134

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

HEADCORN LIMITED

Investment

Investment grade, yield and market outlook

60

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

24.7

Price growth score

E
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route12,175m
Crossrail 2 route1,954m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,924 nationally

2,135

Est. population

13,185/km²

54%

Employed

29%

Degree educated

£32,400

Median income

11.1%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

31%
23%
19%
19%
Under 1831%
18–3423%
35–4919%
50–6419%
65+8%

Tenure

21%
58%
Own outright6%
Own (mortgage)10%
Private rent21%
Social rent58%
Shared ownership6%
Rent free0%

Ethnicity

13%
17%
45%
White British13%
White Other17%
Asian6%
Black45%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine26%
No car household53%
Unemployed6%
No qualifications29%

Housing tenure (Census 2021)

Social rent58%
Private rent21%

vs. London

Income vs London-22.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
47
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
1
Local approval rate
100%
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
9
Under construction
0
Completed (3yr)
18
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
Middlesex University, Middlesex University, White Hart Lane, N17123 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

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 8BS

Full postcodeN17 8BS
Postcode districtN17
BoroughLondon Borough of Haringey
WardBruce Castle
Latitude51.603821
Longitude-0.071976
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