Bruce Castle · Haringey · Tottenham constituency · 51.60431, -0.06915

N17 8DE— Bruce Castle, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 42/100Transport 49/100Yield 4.50%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
52
Safety
42
Schools
60
Transport
49
Environment
60
Investment
55

The bottom line

N17 8DE offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 48 min to victoria — above average for this zone.

Less suited to Families.

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Location

N17 8DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-22.9% vs London avg
vs London crime+316.0% vs London avg

Deep-dive guides for N17 8DE

🛡️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⚠️ High crime

“High-connectivity investment target”

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How N17 8DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Francis De Sales Catholic Junior School

Not yet inspected · 2 min walk

KS2: 103.2

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 5 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

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

Safety

13 Jul

Crime rates and local incidents

High crime

270.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 968.3%

+231% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other28%
Violence & sexual offences20%
Anti-social behaviour18%
Drug offences9%
Theft9%
Vehicle crime6%
Robbery6%
Burglary5%

Stop & search

5.6

per 1,000 residents

→ Stable

trend

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 · 1.3km

Crime is +316% above London average

Property

Prices, sales volume and market trends

Avg floor area57.2 m²

EPC breakdown

B
1%
C
31%
D
4%

Based on 36 properties · Confidence: high

Street mix

Flat 100%

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£143,000
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
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,569
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2022 · CAGR

+9.2%

Total change

+275%

Market Activity

Price Velocity & Acceleration

Current Velocity

+87.5%

per year

Acceleration

+56.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£80k£80k+0%1
GFC & correction2012–2012£135k£135k+0%1
Help-to-Buy recovery2015–2016£122k£160k+31.1%2
Rate-rise correction2022–2022£300k£300k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
22.3 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
15 min walk
Tottenham Hale Underground StationVictoria
24 min walk
No bus stops within 400m

53

Walkability score

205

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria ★48 min
Waterloo55 min ↑
Canary Wharf62 min ↑
City51 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 park294m
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: 8.5 km away✗ Not Green Belt✗ Not AONB15% 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

TOTTENHAM HEALTH CENTRE

759 HIGH ROAD, TOTTENHAM, N17 8AH

1 min walk

74%

Recommend GP

74%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

4

Convenience

Nearest supermarketSainsbury's · 287 m
8 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

844m

Post office

Nearby shops

ABREPO JUNCTION Supermarket86 m
Tottenham Local89 m
White Hart Corner Shop137 m
Kurecik Supermarket336 m

Nearby cafes

Snack Bar66 m
Sandwich Bar172 m
Marmalade643 m
T on the Green652 m

Nearby restaurants

Pavro Ocakbasi66 m
Chips Town66 m
Chick King67 m
SPU Restaurant95 m

Nearby pubs

Bricklayers Arms186 m
Beavertown Corner Pin259 m
No.8 Tottenham278 m
The Coach and Horses373 m

Nearby gyms

The Gym201 m
Tottenham Community Sports Centre277 m
EasyGym958 m

Nearby pharmacies

Pharmocare66 m
Grace Pharmacy648 m
Wise Pharmacy832 m
Dowsett Pharmacy1.1 km

Nearby health

Tottenham Health Centre64 m
Castleview Surgery784 m
Silverpoint Medical814 m
The Angel870 m
Food hygiene (5-star)64% of 122

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

55

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 / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

27.9

Price growth score

D
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route12,262m
Crossrail 2 route1,926m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,758 nationally

2,489

Est. population

11,056/km²

57%

Employed

32%

Degree educated

£32,400

Median income

10.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

28

Community stability

Age profile

33%
22%
24%
16%
Under 1833%
18–3422%
35–4924%
50–6416%
65+5%

Tenure

30%
50%
Own outright4%
Own (mortgage)6%
Private rent30%
Social rent50%
Shared ownership8%
Rent free1%

Ethnicity

24%
38%
White British11%
White Other24%
Asian7%
Black38%
Mixed8%
Other12%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine27%
No car household64%
Unemployed9%
No qualifications30%

Housing tenure (Census 2021)

Social rent50%
Private rent30%

vs. London

Income vs London-22.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
35
Live planning apps (800m)
6
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
100%
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
119
Under construction
0
Completed (3yr)
26
Largest scheme
248 homes · FORMER SOMERSET SCHOOL SITE, FORMER SOMERSET SCHOOL SITE, WHITE HART LANE, N17
Pipeline pressure
HIGH

Named schemes (500m)

Former Cannon Rubber Factory, 881, Former Cannon Rubber Factory, 881, High Road, N15 4RS222 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
700-702 and land to rear, 700-702 and land to rear, High Road, N17 0AE16 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 8DE

Full postcodeN17 8DE
Postcode districtN17
BoroughLondon Borough of Haringey
WardBruce Castle
Latitude51.604314
Longitude-0.069154
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
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