Bruce Castle · Haringey · Tottenham constituency · 51.60506, -0.07679

N17 8JS— Bruce Castle, Haringey

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

The family fortress

 

Schools 100%Safety 79/100Transport 42/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
79
Schools
60
Transport
42
Environment
62
Investment
54

The bottom line

N17 8JS 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.

Less suited to Car-free commuters.

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Location

N17 8JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-24.0% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for N17 8JS

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N17 8JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Devonshire Hill Nursery & Primary School

Not yet inspected · 5 min walk

KS2: 107.7

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 12 min walk

P8: -0.03A8: 39.3

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.1 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

-8% vs borough

Crime by type

Violence & sexual offences30%
Other26%
Anti-social behaviour19%
Vehicle crime11%
Drug offences7%
Theft3%
Robbery3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

8

Incidents (1yr)

12

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.5km

Crime is +16% above London average

Property

Prices, sales volume and market trends

Avg floor area91.4 m²

EPC breakdown

C
11%
D
13%
E
1%
G
2%

Based on 27 properties · Confidence: medium

Street mix

Terraced 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£228,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1996–2023 · CAGR

+6.7%

Total change

+471%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.7%

per year

Acceleration

-21.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 24 sales

Property Type Mix

Total: 24 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£77k£105k+36.4%1.3
Post-dot-com plateau2002–2004£160k£190k+18.8%1.3
Pre-crash peak2005–2007£218k£250k+14.7%2.3
GFC & correction2009–2012£170k£238k+40%1
Help-to-Buy recovery2013–2016£223k£550k+146.6%1.5
Brexit uncertainty2019–2019£540k£540k+0%1
Rate-rise correction2022–2023£548k£440k-19.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.5% alpha

Terraced-2.5% α
Local
5.5%
District
8%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
White Hart Lane

Nearby stations

White Hart Lane Rail StationGreater Anglia · Weaver
5 min walk
White Hart LaneNational Rail
5 min walk
Silver Street Rail StationWeaver · Greater Anglia
16 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
17 min walk
Tottenham Hale Underground StationVictoria
28 min walk
No bus stops within 400m

24

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

4.5 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)

2

EV chargers (800m)

Nearest car park343m
Santander docks (800m)0
Nearest cycle dock4.5 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 AONB23% green spaceTree canopy: 16%
More green space than 78% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.8 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

3 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 942 m
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

98

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Antwerp Arms (381 m)

Nearest supermarketBilo Food Centre · 798 m
5 tennis courts1 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)

642m

Post office

Nearby shops

White Hart Corner Shop584 m
Tottenham Local586 m
ABREPO JUNCTION Supermarket612 m
Cambridge Food and Wine640 m

Nearby cafes

Sandwich Bar587 m
Snack Bar600 m
T on the Green735 m
Solé757 m

Nearby restaurants

Noodle King583 m
Stadium Lounge583 m
SPU Restaurant586 m
Chick King597 m

Nearby pubs

The Antwerp Arms381 m
Bricklayers Arms589 m
The Coach and Horses682 m
Beavertown Corner Pin721 m

Nearby gyms

Tottenham Community Sports Centre665 m
The Gym675 m

Nearby pharmacies

Pharmocare332 m
Beautychem Pharmacy679 m

Nearby health

Tottenham Health Centre588 m
Castleview Surgery755 m
A&E809 m
Children's A&E853 m
Food hygiene (5-star)53% of 61

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

GEJERET BUILDING AND MAINTENANCE LTD
TANER CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

54

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score11/100
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

16.2

Price growth score

E
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,262m
Crossrail 2 route2,239m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,747 nationally

1,597

Est. population

17,347/km²

56%

Employed

35%

Degree educated

£31,900

Median income

12.0%

Claimant rate

Inner cityVery high densityRenters

28

Community stability

Age profile

29%
24%
22%
18%
Under 1829%
18–3424%
35–4922%
50–6418%
65+7%

Tenure

13%
44%
33%
Own outright7%
Own (mortgage)13%
Private rent44%
Social rent33%
Shared ownership3%
Rent free0%

Ethnicity

21%
38%
White British13%
White Other21%
Asian9%
Black38%
Mixed7%
Other13%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine29%
No car household59%
Unemployed8%
No qualifications29%

Housing tenure (Census 2021)

Private rent44%
Social rent33%

vs. London

Income vs London-24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
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
202
Under construction
0
Completed (3yr)
13
Largest scheme
248 homes · FORMER SOMERSET SCHOOL SITE, FORMER SOMERSET SCHOOL SITE, WHITE HART LANE, N17
Pipeline pressure
HIGH

Named schemes (500m)

FORMER SOMERSET SCHOOL SITE, FORMER SOMERSET SCHOOL SITE, WHITE HART LANE, N17248 homes
completed
Community Centre, Selby Centre, Selby Road, Tottenham, London, N17 8JL, Selby Road, N17 8JL202 homes
not_started
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
SELBY SITE, SELBY SITE, SELBY ROAD, N1734 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 8JS

Full postcodeN17 8JS
Postcode districtN17
BoroughLondon Borough of Haringey
WardBruce Castle
Latitude51.605060
Longitude-0.076790
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
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