Tottenham Hale · Haringey · Tottenham constituency · 51.59324, -0.06805

N17 9BU— Tottenham Hale, Haringey

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

High-connectivity investment target

 

Schools 88%Safety 65/100Transport 55/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
65
Schools
52
Transport
55
Environment
58
Investment
68

The bottom line

N17 9BU offers exceptional schools (88% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N17 9BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-20.5% vs London avg
vs London crime+149.0% vs London avg

Deep-dive guides for N17 9BU

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

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“High-connectivity investment target”

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How N17 9BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair for families
★ Top school within 1km
—

Primary

The Mulberry Primary School

Not yet inspected · 4 min walk

KS2: 103.7

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 17 min walk

P8: -0.03A8: 39.3

88% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

161.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+98% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Anti-social behaviour14%
Theft9%
Robbery8%
Vehicle crime7%
Drug offences6%
Burglary3%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

8

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 278m

Crime is +149% above London average

Property

Prices, sales volume and market trends

Avg floor area66.2 m²

EPC breakdown

B
1%
C
22%
D
10%
E
2%

Based on 35 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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£165,500
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, filled cavity
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

1998–2022 · CAGR

+4.3%

Total change

+173%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.2%

per year

Acceleration

-45.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£55k£74k+33.6%1.7
Post-dot-com plateau2002–2004£108k£130k+20.4%1
Pre-crash peak2006–2007£154k£158k+2.6%3
GFC & correction2008–2012£184k£151k-17.8%1.5
Help-to-Buy recovery2013–2016£156k£312k+100.2%1
Brexit uncertainty2019–2019£200k£200k+0%1
Pandemic surge2021–2021£225k£225k+0%2
Rate-rise correction2022–2022£150k£150k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.4% alpha

Flat/maisonette-3.4% α
Local
5.5%
District
8.9%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
Trend Position100

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
8.5 min walk
Bruce Grove→ Liverpool Street· 6 tph
22 min

Nearby stations

Bruce Grove Rail StationGreater Anglia · Weaver
2 min walk
Bruce GroveNational Rail
2 min walk
Tottenham Hale Underground StationVictoria
10 min walk
Seven Sisters Underground StationVictoria
14 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
16 min walk
No bus stops within 400m

59

Walkability score

149

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)111
Nearest car park174m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Stoneleigh Road Car Park "A"· no
174m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
230m
🅿️
Kwikfit carpark20 spaces
550m

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

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.5 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

BRUCE GROVE PRIMARY HEALTH CARE CTR

463 HIGH ROAD, TOTTENHAM, N17 6QB

3 min walk

75%

Recommend GP

75%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.0 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

58

Parks (1km)

19

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

14

Sports (1km)

12

Convenience

Nearest supermarketOzdiller Supermarket · 164 m
8 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

1

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

95m

Post office

Nearby shops

Caribbean Supermarket102 m
Dermark Supermarket & Off Licence133 m
Ekin Food Centre186 m
Anil Supermarket204 m

Nearby cafes

Cafe Life165 m
North London Community House Café205 m
Costa244 m
Tradicia306 m

Nearby restaurants

Selekt Chicken100 m
German Doner Kebab100 m
McDonald's114 m
KFC138 m

Nearby pubs

The Elbow Room123 m
The Ship123 m
The Beehive139 m
The Victoria398 m

Nearby gyms

EasyGym277 m
Hotpod Yoga Tottenham Hale543 m
Anytime Fitness669 m
Tottenham Green Leisure Centre686 m

Nearby pharmacies

Pharmocare182 m
Dowsett Pharmacy215 m
Boots715 m
The Cadge Pharmacy839 m

Nearby health

Bruce Grove Primary Health Care Centre185 m
Charlton House Medical Centre336 m
Smile For Life Dental Clinic523 m
Castleview Surgery753 m
Food hygiene (5-star)67% of 137

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

THE BODY BAR LONDON LTD

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 score17/100
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

38.3

Price growth score

D
High

Development pressure

High

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route11,066m
Crossrail 2 route817m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,265 nationally

2,269

Est. population

17,670/km²

58%

Employed

38%

Degree educated

£33,400

Median income

9.7%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

32

Community stability

Age profile

26%
23%
25%
19%
Under 1826%
18–3423%
35–4925%
50–6419%
65+8%

Tenure

29%
51%
Own outright6%
Own (mortgage)9%
Private rent29%
Social rent51%
Shared ownership4%
Rent free1%

Ethnicity

19%
25%
32%
White British19%
White Other25%
Asian6%
Black32%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine25%
No car household58%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent51%
Private rent29%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
37
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
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)
2
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
6
Under construction
0
Completed (3yr)
441
Largest scheme
423 homes · Ashley Gardens, Ashley Road, London, N17 9LJ, Ashley Road, N17 9LJ
Pipeline pressure
LOW

Named schemes (500m)

Land north of, Land north of, Monument Way, and South of Fairbanks Road, N1754 homes
completed
Ambleside Close, (Fmr 415-419), Ambleside Close, (Fmr 415-419), HIGH ROAD, Tottenham, N17 6QN52 homes
completed
Protheroe House, Protheroe House, Chesnut Road, N17 9EQ50 homes
completed
Protheroe House, Protheroe House, Chesnut Road, N17 9EQ50 homes
completed
300-401, 300-401, HIGH ROAD, N17 6QN45 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 9BU

Full postcodeN17 9BU
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Hale
Latitude51.593235
Longitude-0.068050
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