Tottenham Hale · Haringey · Tottenham constituency · 51.58991, -0.05654

N17 9GP— Tottenham Hale, Haringey

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

The family fortress

 

Schools 67%Safety 79/100Transport 50/100Yield 5.07%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
62
Safety
79
Schools
90
Transport
50
Environment
85
Investment
57

The bottom line

N17 9GP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £379,000 median — a strong choice for Families.

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Location

N17 9GP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-27.1% vs London avg
vs London income-11.9% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for N17 9GP

🛡️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 9GP 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 · 6 min walk

KS2: 104.2

—

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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 15 min walk

5 primaries · 0 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)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.1km

Crime is +17% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£379,000

Median sale price

27% below London median

£379,000 is 27% below the London median (£520,000)

-2.1%

This year

Flat

Dominant type

Price history

5-year change
-13.6%
Sales (24 months)6
New build0.0%
Avg flat£379,000
Price per m²£5,691/m²
Price per ft²£529/ft²
Avg floor area66 m²

EPC breakdown

B
100%
C
8%

Based on 108 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

Stamp duty

Standard buyer£6,450
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,820

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.2×

Price-to-income

£1,896/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£165,000
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+-0.5%

Total change

-5%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.3%

per year

Acceleration

+31.18

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 86 sales

Property Type Mix

Total: 86 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£417k£417k+0%70
Brexit uncertainty2017–2019£565k£425k-24.8%1.5
Rate-rise correction2023–2023£465k£465k+0%3
Current market2024–2025£364k£398k+9.4%5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
-0.5%
District
0.9%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Tottenham HaleNational Rail
4 min walk
Tottenham Hale Underground StationVictoria
4 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
13 min walk
Blackhorse Road Underground StationVictoria
14 min walk
Blackhorse Road Rail StationSuffragette
14 min walk
No bus stops within 400m

49

Walkability score

290

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria43 min ↑
Waterloo50 min ↑
Canary Wharf54 min ↑
City ★42 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 park69m
Santander docks (800m)0
Nearest cycle dock3.4 km

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: 8.0 µg/m³
Better than 81% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 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: 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

4

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

82

Parks (1km)

5

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketLidl · 467 m
3 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)

976m

Post office

Nearby shops

Lock 17 Wholefoods234 m
Tesco Express249 m
WHSmith270 m
Asda Express270 m

Nearby cafes

Table 1344 m
Weighbridge Cafe189 m
Costa271 m
Dear Coco272 m

Nearby restaurants

Greggs311 m
Pret A Manger333 m
Subway468 m
Burger King478 m

Nearby pubs

Beavertown Brewery Taproom81 m
Pressure Drop125 m
Mother Kelly's348 m
The Ferry Boat Inn431 m

Nearby gyms

The Gym240 m
Anytime Fitness309 m
Hotpod Yoga Tottenham Hale370 m
Stronghold Tottenham Hale576 m

Nearby pharmacies

Boots510 m
Dowsett Pharmacy844 m

Nearby health

Tottenham Hale Kidney & Diabetes Centre189 m
Food hygiene (5-star)68% of 47

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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

CREATIVE PAINTING SOLUTIONS LTD
J.SHAW SOFTWARE LTD
LUCEMAE LTD
RIZERACTIVE LTD
ZOLA DIGITAL LTD

Investment

Investment grade, yield and market outlook

57

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score18/100
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

56.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route10,898m
Crossrail 2 route282m

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%
Price vs London-27.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
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
0
Under construction
0
Completed (3yr)
937
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
Gateway Tower, Plot SW Gateway Tower (Former GLS Depot), Ferry Lane, Haringey279 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£379,000)

£6,450

Standard buyer

£0

First-time buyer

Save £6,450

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N17 9GP

Full postcodeN17 9GP
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Hale
Latitude51.589907
Longitude-0.056541
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