Tottenham Hale · Haringey · Tottenham constituency · 51.59418, -0.06531

N17 9BD— Tottenham Hale, Haringey

Location and area intelligence for N17 9BD, Tottenham Hale, Haringey

The practical family move

 

Bottom 25% LondonSchools 86%Safety 78/100Transport 53/100Yield 4.50%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
78
Schools
51
Transport
53
Environment
58
Investment
68

The bottom line

N17 9BD offers exceptional schools (86% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Investors.

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Location

N17 9BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for N17 9BD

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

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How N17 9BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

51

Education score

Fair for families
★ Top school within 1km
—

Primary

The Mulberry Primary School

Not yet inspected · 3 min walk

KS2: 103.7

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 15 min walk

P8: -0.03A8: 39.3

86% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.4 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+1% vs borough

Crime by type

Violence & sexual offences27%
Other25%
Anti-social behaviour14%
Vehicle crime11%
Theft9%
Robbery6%
Drug offences4%
Burglary4%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 494m

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area85.5 m²

EPC breakdown

C
7%
D
12%
F
1%

Based on 20 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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£213,750
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+9.2%

Total change

+727%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.1%

per year

Acceleration

-31.44

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 11 sales

Property Type Mix

Total: 11 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£64k£64k+0%1
Post-dot-com plateau2002–2004£137k£199k+45.3%1
Pre-crash peak2005–2006£216k£210k-2.8%1
GFC & correction2008–2010£250k£250k+0%1
Help-to-Buy recovery2014–2015£360k£495k+37.5%1
Pandemic surge2021–2021£525k£525k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Tottenham Hale Underground StationVictoria line
8.4 min walk
Bruce Grove→ Liverpool Street· 6 tph
22 min

Nearby stations

Bruce Grove Rail StationGreater Anglia · Weaver
4 min walk
Bruce GroveNational Rail
4 min walk
Tottenham Hale Underground StationVictoria
10 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
16 min walk
Seven Sisters Underground StationVictoria
16 min walk
No bus stops within 400m

47

Walkability score

105

Footpaths (500m)

0

Santander docks (800m)

3.7 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★45 min
Waterloo52 min ↑
Canary Wharf57 min ↑
City48 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)

0

EV chargers (800m)

Total spaces (800m)42
Nearest car park266m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Stoneleigh Road Car Park "A"· no
377m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
416m
🅿️
Kwikfit carpark20 spaces
713m

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: 7.5 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.4 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 yield850.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CHARLTON HOUSE MEDICAL CENTRE

581 HIGH ROAD, N17 6SB

4 min walk

91%

Recommend GP

91%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

18

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketOzdiller Supermarket · 381 m
3 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

0

Libraries (1km)

0

Cinemas (2km)

307m

Post office

Nearby shops

Deniz Food Centre224 m
Ekin Food Centre241 m
Anil Supermarket268 m
Tansa Wine297 m

Nearby cafes

Costa295 m
Rayaan Cafe335 m
Cafe Life359 m
North London Community House Café409 m

Nearby restaurants

Wing Wei195 m
McDonald's283 m
Siraz291 m
Selekt Chicken305 m

Nearby pubs

The Victoria319 m
The Two Brewers319 m
The Elbow Room321 m
The Ship327 m

Nearby gyms

EasyGym275 m
Hotpod Yoga Tottenham Hale498 m
Anytime Fitness632 m
The Gym762 m

Nearby pharmacies

Dowsett Pharmacy74 m
Pharmocare320 m
Boots745 m
Grace Pharmacy994 m

Nearby health

Charlton House Medical Centre342 m
Bruce Grove Primary Health Care Centre399 m
Smile For Life Dental Clinic694 m
Tottenham Hale Kidney & Diabetes Centre788 m
Food hygiene (5-star)68% of 136

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
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

DELUX INTERIA LTD
STONE CARS LIMITED

Investment

Investment grade, yield and market outlook

68

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Very High

Demand

Very Low

Void risk

Professional renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

53

Price growth score

C
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route11,208m
Crossrail 2 route791m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,812 nationally

2,513

Est. population

9,044/km²

65%

Employed

47%

Degree educated

£37,000

Median income

5.2%

Claimant rate

Urban coreHigh densityRenters

31

Community stability

Age profile

21%
42%
19%
Under 1821%
18–3442%
35–4919%
50–6412%
65+6%

Tenure

16%
24%
51%
Own outright16%
Own (mortgage)24%
Private rent51%
Social rent8%
Shared ownership0%
Rent free0%

Ethnicity

18%
35%
20%
16%
White British18%
White Other35%
Asian20%
Black16%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine15%
No car household64%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Private rent51%
Social rent8%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
27
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
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
6
Under construction
0
Completed (3yr)
435
Largest scheme
423 homes · Ashley Gardens, Ashley Road, London, N17 9LJ, Ashley Road, N17 9LJ
Pipeline pressure
LOW

Named schemes (500m)

624, 624, High Road, Tottenham, N17 9TL42 homes
completed
596-606, 596-606, High Road, London, N17 9TA39 homes
completed
Silver Industrial Estate, Silver Industrial Estate, Reform Row, N1725 homes
completed
REAR OF PUBLIC HOUSE, 612, REAR OF PUBLIC HOUSE, 612, HIGH ROAD, TOTTENHAM, N17 9TA18 homes
completed
530-536, 530-536, High Road, N17 9SX16 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.0%
Ward turnout
37%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Tehseen KhanGreen
Hannah WardGreen
Nelly TackieGreen

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Key facts for N17 9BD

Full postcodeN17 9BD
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Hale
Latitude51.594179
Longitude-0.065310
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