Bruce Castle · Haringey · Tottenham constituency · 51.60529, -0.08455

N17 8LN— Bruce Castle, Haringey

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

The family fortress

 

Schools 100%Safety 80/100Transport 32/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
80
Schools
60
Transport
32
Environment
64
Investment
38

The bottom line

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

The catches: 50 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N17 8LN

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-24.0% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for N17 8LN

🛡️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 8LN 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 · 4 min walk

KS2: 107.7

—

Secondary

Lift Aylward

Not yet inspected · 17 min walk

P8: -0.25A8: 39.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.2 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-19% vs borough

Crime by type

Violence & sexual offences27%
Other20%
Anti-social behaviour18%
Vehicle crime9%
Burglary7%
Drug offences7%
Robbery7%
Theft5%

Road safety

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.7km

Crime is +2% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N17 district median

£426,250

Based on 188 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,260/m²
Price per ft²£489/ft²
Avg floor area75.7 m²

EPC breakdown

D
13%
E
5%

Based on 18 properties · Confidence: medium

Street mix

Semi 63%Terraced 38%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,250
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, 50 mm loft insulation
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

2000–2025 · CAGR

+5.5%

Total change

+277%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

+1.26

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached62.5%
Terraced37.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£106k£106k+0%1
Pre-crash peak2007–2007£212k£212k+0%1
Help-to-Buy recovery2013–2015£280k£370k+32.1%1
Brexit uncertainty2017–2017£458k£458k+0%1
Pandemic surge2020–2020£385k£385k+0%1
Current market2024–2025£390k£400k+2.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
White Hart Lane

Nearby stations

White Hart Lane Rail StationGreater Anglia · Weaver
12 min walk
White Hart LaneNational Rail
12 min walk
Silver Street Rail StationGreater Anglia · Weaver
20 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
20 min walk
Wood Green Underground StationPiccadilly
24 min walk
No bus stops within 400m

41

Walkability score

162

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

Victoria ★50 min
Waterloo56 min ↑
Canary Wharf61 min ↑
City56 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

6

Car parks (800m)

2

EV chargers (800m)

Nearest car park526m
Santander docks (800m)0
Nearest cycle dock4.6 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 46%
More green space than 83% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.2 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

BEAUTYCHEM CHEMIST

11 GREAT CAMBRIDGE ROAD, TOTTENHAM, N17 7LH

2 min walk

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalNorth Middlesex University Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

181

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Antwerp Arms (778 m)

Nearest supermarketDayi · 142 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

133m

Post office

Nearby shops

Cambridge Food and Wine127 m
Nisa Local520 m
Rose Supermarket839 m
Kim News844 m

Nearby cafes

Tower Cafe923 m
Starmugs Cafe945 m

Nearby restaurants

Tottenham Best Kebab76 m
Volkie’s Chicken888 m
Happy Garden Chinese891 m
Pizza GoGo895 m

Nearby pubs

The Antwerp Arms778 m
Neza Bar941 m
The New Moon959 m

Nearby pharmacies

Beautychem Pharmacy148 m
Food hygiene (5-star)52% of 21

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

33 CRANWICH ROAD LIMITED
FEEKA LIMITED

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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 score10/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

32.1

Price growth score

D
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,228m
Crossrail 2 route2,576m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,117 nationally

1,843

Est. population

10,659/km²

49%

Employed

26%

Degree educated

£31,900

Median income

10.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

41

Community stability

Age profile

24%
21%
21%
20%
14%
Under 1824%
18–3421%
35–4921%
50–6420%
65+14%

Tenure

14%
17%
19%
48%
Own outright14%
Own (mortgage)17%
Private rent19%
Social rent48%
Shared ownership1%
Rent free2%

Ethnicity

21%
24%
25%
17%
White British21%
White Other24%
Asian8%
Black25%
Mixed5%
Other17%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine26%
No car household40%
Unemployed5%
No qualifications32%

Housing tenure (Census 2021)

Social rent48%
Private rent19%

vs. London

Income vs London-24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
2
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)
1

Housing pipeline (800m)

Homes approved
204
Under construction
0
Completed (3yr)
16
Largest scheme
202 homes · Community Centre, Selby Centre, Selby Road, Tottenham, London, N17 8JL, Selby Road, N17 8JL
Pipeline pressure
HIGH

Named schemes (500m)

St John's Church and Hall, St John's Church and Hall, Acacia Avenue, Tottenham, N17 8LR32 homes
completed
Falconer Court car park & storage area, Falconer Court car park & storage area, Compton Crescent, N17 7LE21 homes
completed
Hesta Annexe r/o 34-52, Hesta Annexe r/o 34-52, Great Cambridge Road, White Hart Lane, N17 7BT13 homes
completed
Land Adjacent To, 318A, White Hart Lane, London, N17 8LA, N17 8LA6 homes
completed
7-7B EMPIRE PARADE, 7-7B EMPIRE PARADE, GREAT CAMBRIDGE ROAD, N18 1AA5 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 8LN

Full postcodeN17 8LN
Postcode districtN17
BoroughLondon Borough of Haringey
WardBruce Castle
Latitude51.605286
Longitude-0.084550
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