Tottenham Hale · Haringey · Tottenham constituency · 51.58943, -0.06300

N17 9LB— Tottenham Hale, Haringey

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

High-connectivity investment target

 

Schools 83%Safety 60/100Transport 54/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
60
Schools
66
Transport
54
Environment
74
Investment
49

The bottom line

N17 9LB offers exceptional schools (83% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N17 9LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+192.0% vs London avg

Deep-dive guides for N17 9LB

🛡️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

“High-connectivity investment target”

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How N17 9LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
★

Primary

Welbourne Primary School

Requires Improvement · Inspected Jun 2023 · 4 min walk

KS2: 105.4

—

Secondary

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 13 min walk

P8: 0.00A8: 46.9

83% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

189.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+132% vs borough

Crime by type

Other34%
Theft16%
Violence & sexual offences15%
Anti-social behaviour11%
Robbery9%
Vehicle crime7%
Burglary6%
Drug offences2%

Road safety

95

Road safety score

5

Accidents (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Tottenham Fire Station · 689m

Crime is +192% 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£6,402/m²
Price per ft²£595/ft²
Avg floor area82.2 m²

EPC breakdown

C
1%
D
12%
E
2%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 20%Terraced 60%Flat 20%

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£205,500
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

2015–2025 · CAGR

+4.8%

Total change

+59%

Market Activity

Price Velocity & Acceleration

Current Velocity

+125.3%

per year

Acceleration

+154.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced33.3%
Flat/maisonette33.3%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£330k£233k-29.4%1
Current market2025–2025£525k£525k+0%1

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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Tottenham Hale Underground StationVictoria line
1.9 min walk
Tottenham Hale

Nearby stations

Tottenham Hale Underground StationVictoria
3 min walk
Tottenham HaleNational Rail
3 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
9 min walk
Seven Sisters Underground StationVictoria
12 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
15 min walk
2 bus routes · 7 stops within 400m · 36 buses/hr peak

70

Walkability score

243

Footpaths (500m)

0

Santander docks (800m)

3.3 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★39 min
Waterloo46 min ↑
Canary Wharf52 min ↑
City43 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)112
Nearest car park238m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
469m
🅿️
Kwikfit carpark20 spaces
485m
🅿️
Stoneleigh Road Car Park "A"· no
514m

Connectivity

Broadband and mobile coverage

86%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed431 Mbps
Median download425 Mbps
Superfast coverage86%
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB64% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.0 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

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

10

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketThe Food Warehouse · 334 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)

633m

Post office

Nearby shops

WHSmith225 m
Tesco Express279 m
Asda Express295 m
The Deli Co503 m

Nearby cafes

Holy Grain & Brew79 m
Starbucks109 m
Costa204 m
Dear Coco205 m

Nearby restaurants

Greggs173 m
Subway182 m
Burger King218 m
Pret A Manger279 m

Nearby pubs

Mother Kelly's122 m
The Volunteer148 m
Pressure Drop365 m
Beavertown Brewery Taproom450 m

Nearby gyms

Hotpod Yoga Tottenham Hale121 m
Anytime Fitness150 m
The Gym285 m
Stronghold Tottenham Hale470 m

Nearby pharmacies

Boots198 m
Pharmocare578 m
Dowsett Pharmacy620 m

Nearby health

Tottenham Hale Kidney & Diabetes Centre339 m
Smile For Life Dental Clinic501 m
Bruce Grove Primary Health Care Centre575 m
Charlton House Medical Centre861 m
Food hygiene (5-star)74% of 103

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

MADE IN GRAPHIC LTD
OC TRAINING & MARKETING LTD
SP PERSONAL TRAINING SERVICES LIMITED

Investment

Investment grade, yield and market outlook

49

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 score18/100
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 owner / renter

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

53.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route10,730m
Crossrail 2 route269m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,831 nationally

2,535

Est. population

20,098/km²

50%

Employed

43%

Degree educated

£37,000

Median income

5.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

33%
35%
19%
Under 1833%
18–3435%
35–4919%
50–6410%
65+3%

Tenure

17%
51%
14%
Own outright7%
Own (mortgage)11%
Private rent17%
Social rent51%
Shared ownership14%
Rent free0%

Ethnicity

20%
16%
17%
27%
White British20%
White Other16%
Asian17%
Black27%
Mixed8%
Other12%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine14%
No car household63%
Unemployed8%
No qualifications14%

Housing tenure (Census 2021)

Social rent51%
Private rent17%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
7
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)
5
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
439
Largest scheme
1210 homes · Gls Depot, Former GLS Supplies Depot, Mill Mead Road, N17 9QQ
Pipeline pressure
NONE

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
Gateway Tower, Plot SW Gateway Tower (Former GLS Depot), Ferry Lane, Haringey279 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
Former GLS Depot, Block NW1, Former GLS Depot, Block NW1, Ferry Lane, N17101 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 9LB

Full postcodeN17 9LB
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Hale
Latitude51.589429
Longitude-0.063000
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