Tottenham Hale · Haringey · Tottenham constituency · 51.59120, -0.06941

N17 9ES— Tottenham Hale, Haringey

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

High-connectivity investment target

 

Schools 86%Safety 58/100Transport 53/100Yield 4.50%

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
58
Schools
100
Transport
53
Environment
57
Investment
67

The bottom line

N17 9ES offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

N17 9ES

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-20.5% vs London avg
vs London crime+217.0% vs London avg

Deep-dive guides for N17 9ES

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

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How N17 9ES has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Holy Trinity CofE Primary School

Outstanding · Inspected Oct 2022 · 2 min walk

KS2: 106.8

—

Secondary

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 16 min walk

P8: 0.00A8: 46.9

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

206.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+152% vs borough

Crime by type

Other27%
Violence & sexual offences22%
Anti-social behaviour19%
Theft10%
Vehicle crime9%
Drug offences7%
Burglary4%
Robbery3%

Road safety

96

Road safety score

4

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 208m

Crime is +217% above London average

Property

Prices, sales volume and market trends

Avg floor area80.6 m²

EPC breakdown

C
3%
D
3%
E
3%

Based on 9 properties · Confidence: low

Street mix

Terraced 38%Flat 63%

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£201,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+5.6%

Total change

+332%

Market Activity

Price Velocity & Acceleration

Current Velocity

+150.0%

per year

Acceleration

+186.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 8 sales

Property Type Mix

Total: 8 sales

Terraced37.5%
Flat/maisonette62.5%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£70k£70k+0%1
Post-dot-com plateau2002–2004£88k£93k+5.1%1
Pre-crash peak2007–2007£190k£190k+0%2
GFC & correction2009–2009£120k£120k+0%1
Rate-rise correction2023–2023£300k£300k+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
7.6 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
9 min walk
Seven Sisters Underground StationVictoria
11 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
13 min walk
No bus stops within 400m

61

Walkability score

219

Footpaths (500m)

0

Santander docks (800m)

3.5 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 park24m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
24m
🅿️
Stoneleigh Road Car Park "A"· no
76m
🅿️
Kwikfit carpark20 spaces
312m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB6% 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

1 min walk

75%

Recommend GP

75%

Overall GP experience

9

GPs within 1km

7

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

22

Restaurants (800m)

10

Cafes (800m)

5

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

9

Convenience

Nearest supermarketOzdiller Supermarket · 137 m
6 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

1

Nightclubs

6

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

214m

Post office

Nearby shops

Cyprus Supermarket25 m
Enfield Food Centre60 m
News 'n' Booze66 m
Dermark Supermarket & Off Licence194 m

Nearby cafes

Tradicia73 m
North London Community House Café250 m
Cafe Life268 m
Munch Box325 m

Nearby restaurants

The Garden House38 m
Favorite Chicken45 m
Speedo Pizza61 m
Oz Erciyes167 m

Nearby pubs

The Beehive116 m
The High Cross208 m
The Ship237 m
The Elbow Room253 m

Nearby gyms

Tottenham Green Leisure Centre455 m
EasyGym507 m
Hotpod Yoga Tottenham Hale534 m
Anytime Fitness632 m

Nearby pharmacies

Pharmocare120 m
Dowsett Pharmacy454 m
Boots597 m
The Cadge Pharmacy654 m

Nearby health

Bruce Grove Primary Health Care Centre115 m
Smile For Life Dental Clinic281 m
Charlton House Medical Centre556 m
Castleview Surgery890 m
Food hygiene (5-star)67% of 148

Business

Local businesses registered here

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

High street

A

High street health

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 score18/100
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

38.4

Price growth score

D
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route10,825m
Crossrail 2 route694m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,626 nationally

1,930

Est. population

17,541/km²

51%

Employed

31%

Degree educated

£33,400

Median income

13.6%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

35

Community stability

Age profile

23%
25%
22%
18%
Under 1823%
18–3425%
35–4922%
50–6418%
65+13%

Tenure

26%
51%
Own outright11%
Own (mortgage)11%
Private rent26%
Social rent51%
Shared ownership0%
Rent free1%

Ethnicity

16%
16%
36%
15%
White British16%
White Other16%
Asian10%
Black36%
Mixed7%
Other15%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household63%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent51%
Private rent26%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
33
Live planning apps (800m)
9
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)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
6
Under construction
0
Completed (3yr)
10
Largest scheme
168 homes · PRINCE OF WALES HOSPITAL SITE, PRINCE OF WALES HOSPITAL SITE, TYNEMOUTH ROAD, TOTTENHAM GREEN, N15
Pipeline pressure
LOW

Named schemes (500m)

HIGH CROSS SCHOOL, HIGH CROSS SCHOOL, HIGH ROAD, N1792 homes
completed
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

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 9ES

Full postcodeN17 9ES
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Hale
Latitude51.591198
Longitude-0.069406
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