Bruce Castle · Haringey · Southgate and Wood Green constituency · 51.60636, -0.08537

N17 8LP— Bruce Castle, Haringey

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

The family fortress

 

Schools 100%Safety 77/100Transport 27/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
77
Schools
60
Transport
27
Environment
64
Investment
43

The bottom line

N17 8LP 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 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N17 8LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-15.7% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for N17 8LP

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

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“The family fortress”

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How N17 8LP 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 · 16 min walk

P8: -0.25A8: 39.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

87.0 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

+6% vs borough

Crime by type

Other28%
Anti-social behaviour24%
Violence & sexual offences22%
Robbery8%
Vehicle crime8%
Burglary6%
Drug offences3%
Theft3%

Road safety

92

Road safety score

8

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.8km

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area66.1 m²

EPC breakdown

C
2%
D
5%
E
2%

Based on 9 properties · Confidence: low

Street mix

Semi 13%Terraced 88%

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£165,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
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

1995–2022 · CAGR

+7.7%

Total change

+646%

Market Activity

Price Velocity & Acceleration

Current Velocity

+153.8%

per year

Acceleration

+169.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached14.3%
Terraced85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£67k£98k+45.5%1.5
Post-dot-com plateau2003–2004£170k£235k+38.2%1
GFC & correction2012–2012£197k£197k+0%1
Rate-rise correction2022–2022£500k£500k+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 2

Poor

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

Nearby stations

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

41

Walkability score

166

Footpaths (500m)

0

Santander docks (800m)

4.7 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

7

Car parks (800m)

2

EV chargers (800m)

Nearest car park450m
Santander docks (800m)0
Nearest cycle dock4.7 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 43%
More green space than 85% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 3.4 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

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 · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

179

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 New Moon (1.0 km)

Nearest supermarketDayi · 176 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)

210m

Post office

Nearby shops

Cambridge Food and Wine203 m
Nisa Local438 m
Rose Supermarket945 m
Kim News948 m

Nearby cafes

Tower Cafe1.0 km

Nearby restaurants

Tottenham Best Kebab129 m
Asia Villa1.0 km
Charcoal Grill1.0 km
Volkie’s Chicken1.0 km

Nearby pubs

The New Moon1.0 km

Nearby pharmacies

Beautychem Pharmacy184 m
Rocky's1.1 km

Nearby health

Edmonton Village Dental Practice1.1 km
Morecambe Surgery1.2 km
Food hygiene (5-star)62% of 26

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

GLAM SQUAD STUDIOS LIMITED

Investment

Investment grade, yield and market outlook

43

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

11.4

Price growth score

E
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route12,342m
Crossrail 2 route2,706m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,225 nationally

1,839

Est. population

11,124/km²

45%

Employed

28%

Degree educated

£35,400

Median income

9.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

24%
24%
21%
20%
Under 1824%
18–3424%
35–4921%
50–6420%
65+11%

Tenure

14%
21%
51%
Own outright12%
Own (mortgage)14%
Private rent21%
Social rent51%
Shared ownership2%
Rent free1%

Ethnicity

20%
20%
14%
27%
14%
White British20%
White Other20%
Asian14%
Black27%
Mixed6%
Other14%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine27%
No car household41%
Unemployed9%
No qualifications31%

Housing tenure (Census 2021)

Social rent51%
Private rent21%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

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

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)

1-49, 1-49, MERIDIAN WALK, N1774 homes
completed
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

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.8%
Ward turnout
33%
Election year
2026
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Ibrahim AliLabour
Dan JohnsonGreen
Sue JamesonLabour

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Key facts for N17 8LP

Full postcodeN17 8LP
Postcode districtN17
BoroughLondon Borough of Haringey
WardBruce Castle
Latitude51.606360
Longitude-0.085371
Parliamentary constituencySouthgate and Wood Green
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