Tottenham Hale · Haringey · Tottenham constituency · 51.59114, -0.06508

N17 9HD— Tottenham Hale, Haringey

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

High-connectivity investment target

 

Schools 86%Safety 58/100Transport 51/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
58
Schools
67
Transport
51
Environment
57
Investment
54

The bottom line

N17 9HD offers exceptional schools (86% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

N17 9HD

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+217.0% vs London avg

Deep-dive guides for N17 9HD

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

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How N17 9HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

67

Education score

Good for families
★ Top school within 1km
★

Primary

Welbourne Primary School

Requires Improvement · Inspected Jun 2023 · 5 min walk

KS2: 105.4

—

Secondary

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 15 min walk

P8: 0.00A8: 46.9

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 · 10 min walk

7 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 483m

Crime is +217% above 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£5,296/m²
Price per ft²£492/ft²
Avg floor area77.7 m²

EPC breakdown

C
5%
D
15%
E
3%

Based on 23 properties · Confidence: medium

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£194,250
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+594%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.0%

per year

Acceleration

-28.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 18 sales

Property Type Mix

Total: 18 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£114k+83.9%1.5
Post-dot-com plateau2002–2004£118k£105k-10.6%1.7
Pre-crash peak2005–2006£190k£229k+20.5%1
GFC & correction2009–2011£231k£233k+0.9%1.3
Help-to-Buy recovery2015–2015£365k£365k+0%1
Brexit uncertainty2019–2019£453k£453k+0%2
Current market2025–2025£430k£430k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
8.6%
District
8.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
4.8 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
6 min walk
Seven Sisters Underground StationVictoria
13 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
15 min walk
No bus stops within 400m

51

Walkability score

142

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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)112
Nearest car park278m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
278m
🅿️
Stoneleigh Road Car Park "A"· no
304m
🅿️
Kwikfit carpark20 spaces
447m

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 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: 7.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.2 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

2 min walk

70%

Recommend GP

70%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

5

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

91

Parks (1km)

23

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketOzdiller Supermarket · 367 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

372m

Post office

Nearby shops

Cyprus Supermarket325 m
Enfield Food Centre326 m
News 'n' Booze355 m
Dermark Supermarket & Off Licence388 m

Nearby cafes

Holy Grain & Brew311 m
Starbucks330 m
Dear Coco336 m
Tradicia365 m

Nearby restaurants

Favorite Chicken322 m
The Garden House325 m
Speedo Pizza354 m
German Doner Kebab368 m

Nearby pubs

The Volunteer99 m
Mother Kelly's272 m
The Beehive314 m
The High Cross401 m

Nearby gyms

Hotpod Yoga Tottenham Hale244 m
Anytime Fitness362 m
The Gym504 m
EasyGym559 m

Nearby pharmacies

Pharmocare365 m
Dowsett Pharmacy399 m
Boots416 m

Nearby health

Bruce Grove Primary Health Care Centre363 m
Smile For Life Dental Clinic443 m
Tottenham Hale Kidney & Diabetes Centre548 m
Charlton House Medical Centre625 m
Food hygiene (5-star)69% of 144

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

LUCAS HERITAGE AND COMPANY LTD

Investment

Investment grade, yield and market outlook

54

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 score20/100
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

54.9

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route10,882m
Crossrail 2 route508m

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
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
2
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
5
Under construction
0
Completed (3yr)
440
Largest scheme
423 homes · Ashley Gardens, Ashley Road, London, N17 9LJ, Ashley Road, N17 9LJ
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
The Gessner Apartments (Fmr Berol House, Berol Yard), The Gessner Apartments (Fmr Berol House, Berol Yard), Ashley Road, Tottenham, N17 9LJ164 homes
completed
Land north of, Land north of, Monument Way, and South of Fairbanks Road, N1754 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 9HD

Full postcodeN17 9HD
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Hale
Latitude51.591145
Longitude-0.065078
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