Tottenham Hale · Haringey · Tottenham constituency · 51.59456, -0.06306

N17 9DH— Tottenham Hale, Haringey

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

The family fortress

 

Schools 86%Safety 87/100Transport 46/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
68
Safety
87
Schools
51
Transport
46
Environment
85
Investment
53

The bottom line

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

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Location

N17 9DH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-20.5% vs London avg
vs London crime-60.0% vs London avg

Deep-dive guides for N17 9DH

🛡️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 9DH 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 · 4 min walk

KS2: 103.7

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 14 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

26.0 incidents per 1,000 residents

Better than 82% of London
→ Stable

-68% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour19%
Other19%
Vehicle crime13%
Drug offences9%
Burglary6%
Robbery2%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 654m

Crime is 60% below 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£9,235/m²
Price per ft²£858/ft²
Avg floor area64.4 m²

EPC breakdown

C
13%
D
21%
E
6%

Based on 40 properties · Confidence: high

Street mix

Terraced 86%Flat 14%

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£161,000
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

1996–2025 · CAGR

+8.6%

Total change

+1003%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

-7.62

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 35 sales

Property Type Mix

Total: 35 sales

Terraced85.7%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£97k+66.4%1.4
Post-dot-com plateau2001–2004£101k£203k+101.5%3.8
Pre-crash peak2005–2007£190k£247k+30%1.3
GFC & correction2009–2012£238k£150k-36.8%1.5
Help-to-Buy recovery2015–2015£430k£430k+0%1
Brexit uncertainty2019–2019£543k£543k+0%2
Rate-rise correction2022–2022£525k£525k+0%1
Current market2024–2025£600k£640k+6.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9%
District
9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
8.4 min walk
Bruce Grove

Nearby stations

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

39

Walkability score

76

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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)21
Nearest car park355m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Stoneleigh Road Car Park "A"· no
526m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
555m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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: 7.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 64%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.3 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

WELBOURNE GP SURGERY, WELBOURNE H C

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

7 min walk

70%

Recommend GP

70%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.2 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

94

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Two Brewers (375 m)

Nearest supermarketOzdiller Supermarket · 538 m
3 tennis courts

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)

468m

Post office

Nearby shops

Deniz Food Centre86 m
Thackeray Mini Market163 m
Soy Stores235 m
Tilson Food Centre383 m

Nearby cafes

Rayaan Cafe423 m
Costa431 m
Dear Coco505 m
Cafe Life520 m

Nearby restaurants

Wing Wei61 m
Adana Sofrasi395 m
Banana African Restaurant & Bar412 m
Rayaan429 m

Nearby pubs

The Two Brewers375 m
The Victoria382 m
The Bluecoats Pub436 m
The Bluecoats438 m

Nearby gyms

EasyGym394 m
Hotpod Yoga Tottenham Hale486 m
Anytime Fitness612 m
The Gym725 m

Nearby pharmacies

Dowsett Pharmacy205 m
Pharmocare433 m
Boots768 m
Grace Pharmacy910 m

Nearby health

Charlton House Medical Centre453 m
Bruce Grove Primary Health Care Centre555 m
Tottenham Hale Kidney & Diabetes Centre739 m
Smile For Life Dental Clinic814 m
Food hygiene (5-star)67% of 104

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

BUILDING TIPS LTD
QUIRKE BUSINESS CONSULTANTS LTD

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 score17/100
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

43.4

Price growth score

D
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route11,284m
Crossrail 2 route762m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,797 nationally

1,809

Est. population

30,000/km²

61%

Employed

34%

Degree educated

£33,400

Median income

10.3%

Claimant rate

Inner cityVery high densityRenters

36

Community stability

Age profile

27%
22%
23%
19%
Under 1827%
18–3422%
35–4923%
50–6419%
65+9%

Tenure

21%
21%
43%
14%
Own outright21%
Own (mortgage)21%
Private rent43%
Social rent14%
Shared ownership1%

Ethnicity

16%
26%
29%
14%
White British16%
White Other26%
Asian10%
Black29%
Mixed5%
Other14%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine23%
No car household53%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Private rent43%
Social rent14%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
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
5
Under construction
0
Completed (3yr)
442
Largest scheme
1210 homes · Gls Depot, Former GLS Supplies Depot, Mill Mead Road, N17 9QQ
Pipeline pressure
LOW

Named schemes (500m)

Ashley Gardens, Ashley Road, London, N17 9LJ, Ashley Road, N17 9LJ423 homes
completed
Ashley Gardens, Ashley Gardens, Ashley Road, Tottenham, N17 9LH377 homes
completed
Silver Industrial Estate, Silver Industrial Estate, Reform Row, N1725 homes
completed
Rear of 2-70, Rear of 2-70, Dowsett Road, N1711 homes
completed
Garages Adjacent, 113-189, Garages Adjacent, 113-189, Reed Road, N17 9BX7 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 9DH

Full postcodeN17 9DH
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Hale
Latitude51.594556
Longitude-0.063056
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