Tottenham Hale · Haringey · Tottenham constituency · 51.59014, -0.05387

N17 9EP— Tottenham Hale, Haringey

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

The family fortress

 

Schools 100%Safety 79/100Transport 47/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
63
Safety
79
Schools
90
Transport
47
Environment
85
Investment
67

The bottom line

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

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N17 9EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment 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 9EP

🛡️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 9EP 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 · 7 min walk

KS2: 104.2

—

Secondary

Eden Girls' School, Waltham Forest

Not yet inspected · 11 min walk

P8: +0.97A8: 58.4

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 16 min walk

3 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.3km

Crime is +17% above London average

Property

Prices, sales volume and market trends

Avg floor area90.5 m²

EPC breakdown

B
10%

Based on 10 properties · Confidence: medium

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£226,250
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.15 W/m²K
RoofAverage thermal transmittance 0.18 W/m²K
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Tottenham HaleVictoria line
5.8 min walk
Tottenham Hale

Nearby stations

Tottenham HaleNational Rail
6 min walk
Tottenham Hale Underground StationVictoria
6 min walk
Blackhorse Road Underground StationVictoria
12 min walk
Blackhorse Road Rail StationSuffragette
12 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

39

Walkability score

168

Footpaths (500m)

0

Santander docks (800m)

3.4 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 park248m
Santander docks (800m)0
Nearest cycle dock3.4 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 0.6 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

9 min walk

70%

Recommend GP

70%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

2

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

1

Convenience

Nearest supermarketLidl · 623 m
2 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)

1.4km

Post office

Nearby shops

Lock 17 Wholefoods297 m
Tesco Express419 m
Asda Express433 m
WHSmith449 m

Nearby cafes

Weighbridge Cafe227 m
Table 13229 m
Costa450 m
Dear Coco453 m

Nearby restaurants

Greggs489 m
Pret A Manger508 m
Subway645 m
Burger King651 m

Nearby pubs

Beavertown Brewery Taproom209 m
Pressure Drop292 m
The Ferry Boat Inn367 m
Mother Kelly's533 m

Nearby gyms

The Gym410 m
Anytime Fitness495 m
Hotpod Yoga Tottenham Hale553 m
Stronghold Tottenham Hale707 m

Nearby pharmacies

Boots687 m

Nearby health

Tottenham Hale Kidney & Diabetes Centre350 m
Food hygiene (5-star)65% of 31

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BERSIM CONSTRUCTION LIMITED

Investment

Investment grade, yield and market outlook

67

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

42.3

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route10,976m
Crossrail 2 route445m

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
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5
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)

Gls Depot, Former GLS Supplies Depot, Mill Mead Road, N17 9QQ1210 homes
completed
Hale Wharf, Hale Wharf, Ferry Lane, Haringey505 homes
completed
FERRY LANE WHARF, FERRY LANE WHARF, FERRY LANE, N17248 homes
completed
Former GLS Depot, Block N, Former GLS Depot, Block N, Ferry Lane, N17 9QQ176 homes
completed
Former GLS Depot, Block SE, Former GLS Depot, Block SE, Ferry Lane, N17 9QQ154 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 9EP

Full postcodeN17 9EP
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Hale
Latitude51.590141
Longitude-0.053874
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