South Tottenham · Haringey · Tottenham constituency · 51.58682, -0.05394

N17 9BS— South Tottenham, Haringey

Location and area intelligence for N17 9BS, South Tottenham, Haringey

The family fortress

 

Schools 50%Safety 79/100Transport 47/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
79
Schools
90
Transport
47
Environment
85
Investment
53

The bottom line

N17 9BS offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N17 9BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for N17 9BS

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N17 9BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ferry Lane Primary School

Good · Inspected Sept 2023 · 4 min walk

KS2: 104.2

—

Secondary

Eden Girls' School, Waltham Forest

Not yet inspected · 14 min walk

P8: +0.97A8: 58.4

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.0 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

-7% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour24%
Drug offences6%
Theft5%
Vehicle crime5%
Burglary4%
Robbery4%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.4km

Crime is +17% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,298/m²
Price per ft²£585/ft²
Avg floor area38.3 m²

EPC breakdown

B
1%
C
17%
D
18%
E
4%

Based on 40 properties · Confidence: high

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£95,750
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2025 · CAGR

+5.1%

Total change

+341%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.9%

per year

Acceleration

+26.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 63 sales

Property Type Mix

Total: 63 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£60k+8.1%4.4
Post-dot-com plateau2001–2004£73k£122k+67.1%4.8
Pre-crash peak2005–2007£123k£140k+13.8%2.7
GFC & correction2008–2010£125k£117k-6.4%1
Help-to-Buy recovery2014–2015£190k£220k+15.8%1.5
Brexit uncertainty2018–2019£250k£210k-16%1
Pandemic surge2021–2021£280k£280k+0%2
Rate-rise correction2023–2023£245k£245k+0%3
Current market2024–2025£215k£245k+14%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.1% alpha

Flat/maisonette-2.1% α
Local
5.4%
District
7.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
5.5 min walk
Tottenham Hale

Nearby stations

Tottenham HaleNational Rail
6 min walk
Tottenham Hale Underground StationVictoria
6 min walk
Blackhorse Road Rail StationSuffragette
11 min walk
Blackhorse Road Underground StationVictoria
11 min walk
Seven Sisters Underground StationVictoria
17 min walk
No bus stops within 400m

43

Walkability score

172

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★44 min
Waterloo51 min ↑
Canary Wharf56 min ↑
City44 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park68m
Santander docks (800m)0
Nearest cycle dock3.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 8.0 µg/m³
Better than 81% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 0.3 km

Energy

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

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

WELBOURNE GP SURGERY, WELBOURNE H C

UNIT 1, WALTER TULL HOUSE, MONUMENT WAY, N17 9QX

10 min walk

70%

Recommend GP

70%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

2

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketLidl · 496 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

986m

Post office

Nearby shops

Lock 17 Wholefoods181 m
RJV News263 m
Asda Express398 m
Tesco Express413 m

Nearby cafes

The Larder145 m
Table 13389 m
Costa467 m
Archives Ldn470 m

Nearby restaurants

Pret A Manger484 m
Greggs490 m
Burger King583 m
Subway598 m

Nearby pubs

The Ferry Boat Inn101 m
Beavertown Brewery Taproom466 m
Pressure Drop500 m
Mother Kelly's639 m

Nearby gyms

The Gym408 m
Stronghold Tottenham Hale496 m
Anytime Fitness549 m
F45 Training667 m

Nearby pharmacies

Boots630 m

Nearby health

Tottenham Hale Kidney & Diabetes Centre361 m
Jan Dental and Aesthetic Clinic759 m
Food hygiene (5-star)70% of 23

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

CANOPY GLOBAL LIMITED
CM EASYRENT SOLUTIONS LIMITED
CMRT ELITE PROPERTIES LTD
CMVISIONS DESIGN AND TECHNOLOGY LIMITED
IGA MANAGEMENT LIMITED

+2 more

Investment

Investment grade, yield and market outlook

53

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.7

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route10,622m
Crossrail 2 route404m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,250 nationally

2,552

Est. population

11,752/km²

66%

Employed

47%

Degree educated

£37,000

Median income

7.7%

Claimant rate

Inner cityHigh densityMixed

36

Community stability

Age profile

19%
28%
26%
18%
Under 1819%
18–3428%
35–4926%
50–6419%
65+8%

Tenure

21%
33%
33%
Own outright11%
Own (mortgage)21%
Private rent33%
Social rent33%
Shared ownership1%
Rent free1%

Ethnicity

21%
23%
29%
White British21%
White Other23%
Asian10%
Black29%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine22%
No car household58%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent33%
Private rent33%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
506
Largest scheme
1210 homes · Gls Depot, Former GLS Supplies Depot, Mill Mead Road, N17 9QQ
Pipeline pressure
NONE

Named schemes (500m)

Hale Wharf, Hale Wharf, Ferry Lane, Haringey505 homes
completed
FERRY LANE WHARF, FERRY LANE WHARF, FERRY LANE, N17248 homes
completed
Former GLS Depot, Block SE, Former GLS Depot, Block SE, Ferry Lane, N17 9QQ154 homes
completed
Former GLS Depot, Pavilions E3 & E4, Former GLS Depot, Pavilions E3 & E4, Ferry Lane, N17 9NF142 homes
completed
Former GLS Depot, The Pavilions 1 & 2, Former GLS Depot, The Pavilions 1 & 2, Ferry Lane, London, N17 9QQ128 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.9%
Ward turnout
35%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Mark GrosskopfLabour
Makbule GunesLabour
Anna LawtonLabour

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Key facts for N17 9BS

Full postcodeN17 9BS
Postcode districtN17
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.586824
Longitude-0.053944
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