Tottenham Hale · Haringey · Tottenham constituency · 51.59345, -0.06941

N17 9JF— Tottenham Hale, Haringey

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

High-connectivity investment target

 

Schools 86%Safety 65/100Transport 56/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
62
Safety
65
Schools
90
Transport
56
Environment
58
Investment
54

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N17 9JF

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+149.0% vs London avg

Deep-dive guides for N17 9JF

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

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“High-connectivity investment target”

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How N17 9JF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bruce Grove Primary School

Good · Inspected Mar 2024 · 2 min walk

KS2: 105.9

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 17 min walk

P8: -0.03A8: 39.3

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

161.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+98% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Anti-social behaviour14%
Theft9%
Robbery8%
Vehicle crime7%
Drug offences6%
Burglary3%

Road safety

77

Road safety score

15

Accidents (5yr)

2

KSI (5yr)

16

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

5

Incidents (1yr)

37

Incidents (5yr)

Nearest station: Tottenham Fire Station · 206m

Crime is +149% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,990/m²
Price per ft²£464/ft²
Avg floor area46.7 m²

EPC breakdown

C
11%
D
13%
E
3%

Based on 27 properties · Confidence: medium

Street mix

Terraced 11%Flat 21%Other 68%

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£116,750
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)
Roof(another dwelling above)
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

2002–2024 · CAGR

+3.5%

Total change

+113%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.3%

per year

Acceleration

-27.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£120k£160k+33.3%1.5
Pre-crash peak2006–2006£225k£225k+0%1
Current market2024–2024£255k£255k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

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
9.5 min walk
Bruce Grove→ Liverpool Street· 6 tph
22 min

Nearby stations

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

60

Walkability score

148

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

11

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)110
Nearest car park175m
Santander docks (800m)0
Nearest cycle dock3.7 km

Nearby car parks

🅿️
Stoneleigh Road Car Park "A"· no
175m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
243m
🅿️
Kwikfit carpark20 spaces
561m

Connectivity

Broadband and mobile coverage

100%

Full fibre

81%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed424 Mbps
Median download415 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 31%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.6 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

BRUCE GROVE PRIMARY HEALTH CARE CTR

463 HIGH ROAD, TOTTENHAM, N17 6QB

2 min walk

75%

Recommend GP

75%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

19

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

12

Convenience

Nearest supermarketOzdiller Supermarket · 125 m
8 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

1

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

36m

Post office

Nearby shops

Caribbean Supermarket7 m
Dermark Supermarket & Off Licence68 m
Ekin Food Centre168 m
Anil Supermarket174 m

Nearby cafes

Cafe Life68 m
North London Community House Café114 m
Costa210 m
Tradicia292 m

Nearby restaurants

Selekt Chicken15 m
McDonald's45 m
German Doner Kebab47 m
KFC80 m

Nearby pubs

The Elbow Room26 m
The Ship32 m
The Beehive136 m
The Bluecoats Pub399 m

Nearby gyms

EasyGym261 m
Hotpod Yoga Tottenham Hale633 m
Tottenham Green Leisure Centre651 m
Anytime Fitness756 m

Nearby pharmacies

Pharmocare147 m
Dowsett Pharmacy273 m
The Cadge Pharmacy776 m
Boots786 m

Nearby health

Bruce Grove Primary Health Care Centre152 m
Charlton House Medical Centre306 m
Smile For Life Dental Clinic529 m
Castleview Surgery675 m
Food hygiene (5-star)66% of 137

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

CLASIC RESTAURANT & BANQUETING HALL LTD
ERBILLER EXCHANGE LIMITED
ERBILLER TOTTENHAM LIMITED
FIRST TECH SOLUTIONS LIMITED
GLOBAL GOLDS (UK) LIMITED

+8 more

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

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

53.5

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route11,070m
Crossrail 2 route893m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,265 nationally

2,269

Est. population

17,670/km²

58%

Employed

38%

Degree educated

£33,400

Median income

9.7%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

32

Community stability

Age profile

26%
23%
25%
19%
Under 1826%
18–3423%
35–4925%
50–6419%
65+8%

Tenure

29%
51%
Own outright6%
Own (mortgage)9%
Private rent29%
Social rent51%
Shared ownership4%
Rent free1%

Ethnicity

19%
25%
32%
White British19%
White Other25%
Asian6%
Black32%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine25%
No car household58%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent51%
Private rent29%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
42
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
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)
2
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
6
Under construction
0
Completed (3yr)
15
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)

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
300-401, 300-401, HIGH ROAD, N17 6QN45 homes
completed
624, 624, High Road, Tottenham, N17 9TL42 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 9JF

Full postcodeN17 9JF
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Hale
Latitude51.593446
Longitude-0.069412
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