Bruce Castle · Haringey · Tottenham constituency · 51.60046, -0.06935

N17 8ND— Bruce Castle, Haringey

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

High-connectivity investment target

 

Schools 89%Safety 71/100Transport 44/100Yield 4.50%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
71
Schools
53
Transport
44
Environment
61
Investment
64

The bottom line

N17 8ND offers exceptional schools (89% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

N17 8ND

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+97.0% vs London avg

Deep-dive guides for N17 8ND

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How N17 8ND has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
—

Primary

St Francis De Sales Catholic Infant School

Not yet inspected · 3 min walk

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 8 min walk

P8: -0.03A8: 39.3

89% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

128.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+57% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour18%
Vehicle crime8%
Drug offences7%
Theft7%
Burglary6%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 920m

Crime is +97% above London average

Property

Prices, sales volume and market trends

Avg floor area66.9 m²

EPC breakdown

C
28%
D
39%
E
4%
F
5%
G
1%

Based on 77 properties · Confidence: high

Street mix

Semi 3%Terraced 41%Flat 56%

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£167,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, 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

1997–2023 · CAGR

+8.4%

Total change

+722%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.4%

per year

Acceleration

-180.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached2.6%
Terraced42.1%
Flat/maisonette55.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£90k£145k+61.1%2
Post-dot-com plateau2001–2004£230k£164k-28.7%2.7
Pre-crash peak2005–2007£251k£193k-23.3%2
GFC & correction2008–2010£130k£430k+230.8%2.7
Help-to-Buy recovery2013–2016£358k£315k-11.9%1.3
Brexit uncertainty2017–2018£420k£385k-8.3%2.5
Pandemic surge2021–2021£230k£230k+0%1
Rate-rise correction2022–2023£670k£740k+10.4%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.8% alpha

Weakest performer

Flat/maisonette

+1.6% alpha

Terraced+2.8% α
Local
14.6%
District
11.8%
Flat/maisonette+1.6% α
Local
7.9%
District
6.3%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing13
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
17.5 min walk
White Hart Lane

Nearby stations

White Hart Lane Rail StationGreater Anglia · Weaver
7 min walk
White Hart LaneNational Rail
7 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
9 min walk
Tottenham Hale Underground StationVictoria
19 min walk
Silver Street Rail StationGreater Anglia · Weaver
20 min walk
1 bus routes · 7 stops within 400m · 23 buses/hr peak

53

Walkability score

137

Footpaths (500m)

0

Santander docks (800m)

4.2 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 park462m
Santander docks (800m)0
Nearest cycle dock4.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed494 Mbps
Median download448 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 waterMEDIUM
Medium
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: 8.1 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 2.1 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

6 min walk

74%

Recommend GP

74%

Overall GP experience

8

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 1.5 km
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

64

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

6

Convenience

Nearest supermarketNazar Supermarket · 111 m
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

817m

Post office

Nearby shops

Sainsbury's Local91 m
Ha Long Mini Market120 m
New Way Extra Large133 m
Kurecik Supermarket160 m

Nearby cafes

Marmalade250 m
T on the Green297 m
Rayaan Cafe438 m
Snack Bar438 m

Nearby restaurants

King's227 m
Adana Sofrasi399 m
Rayaan428 m
Pavro Ocakbasi434 m

Nearby pubs

No.8 Tottenham220 m
Beavertown Corner Pin241 m
The Bluecoats396 m
The Bluecoats Pub403 m

Nearby gyms

Tottenham Community Sports Centre159 m
EasyGym532 m
The Gym590 m

Nearby pharmacies

Pharmocare448 m
Grace Pharmacy671 m
Dowsett Pharmacy683 m

Nearby health

Tottenham Health Centre464 m
Castleview Surgery467 m
Charlton House Medical Centre476 m
Bruce Grove Primary Health Care Centre926 m
Food hygiene (5-star)67% of 146

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

7RUSKIN MANAGEMENT COMPANY LTD
ANUSH LIMITED
BEST MINI MARKET LTD
BORIS TRADING LTD
H K ARCH LIMITED

+6 more

Investment

Investment grade, yield and market outlook

64

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 score15/100
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

28

Price growth score

D
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,837m
Crossrail 2 route1,538m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,304 nationally

1,867

Est. population

12,180/km²

55%

Employed

33%

Degree educated

£32,400

Median income

13.8%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

35

Community stability

Age profile

26%
19%
25%
17%
Under 1826%
18–3419%
35–4925%
50–6417%
65+12%

Tenure

15%
14%
33%
34%
Own outright15%
Own (mortgage)14%
Private rent33%
Social rent34%
Shared ownership3%
Rent free1%

Ethnicity

22%
21%
33%
White British22%
White Other21%
Asian7%
Black33%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine26%
No car household56%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Social rent34%
Private rent33%

vs. London

Income vs London-22.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
55
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
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
12
Under construction
0
Completed (3yr)
10
Largest scheme
81 homes · Park Place (Fmr Somerset Hall), Park Place (Fmr Somerset Hall), White Hart Lane, Creighton Road, N17 8SH
Pipeline pressure
LOW

Named schemes (500m)

691-603, 691-603, High Road, Tottenham, N1758 homes
completed
624, 624, High Road, Tottenham, N17 9TL42 homes
completed
596-606, 596-606, High Road, London, N17 9TA39 homes
completed
195, 195, LORDSHIP LANE, N1731 homes
completed
FORMER DAIRYCREST DEPOT, 3, FORMER DAIRYCREST DEPOT, 3, HAMPDEN LANE, N1727 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 8ND

Full postcodeN17 8ND
Postcode districtN17
BoroughLondon Borough of Haringey
WardBruce Castle
Latitude51.600459
Longitude-0.069346
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