South Tottenham · Haringey · Tottenham constituency · 51.58858, -0.06380

N17 9LY— South Tottenham, Haringey

Location and area intelligence for N17 9LY, South Tottenham, Haringey

High-connectivity investment target

 

Schools 80%Safety 73/100Transport 59/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
73
Schools
64
Transport
59
Environment
75
Investment
71

The bottom line

N17 9LY offers exceptional schools (80% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Investors who can accept its trade-offs.

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N17 9LY

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-15.7% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for N17 9LY

🛡️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 9LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
★

Primary

Welbourne Primary School

Requires Improvement · Inspected Jun 2023 · 3 min walk

KS2: 105.4

—

Secondary

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 12 min walk

P8: 0.00A8: 46.9

80% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+36% vs borough

Crime by type

Other26%
Anti-social behaviour23%
Violence & sexual offences18%
Theft10%
Drug offences8%
Vehicle crime8%
Burglary4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 693m

Crime is +71% above London average

Property

Prices, sales volume and market trends

Avg floor area82.8 m²

EPC breakdown

B
3%
C
15%
D
5%
E
1%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 17%Terraced 25%Flat 58%

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£207,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2015 · CAGR

+8.2%

Total change

+283%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.7%

per year

Acceleration

-65.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached16.7%
Terraced25%
Flat/maisonette58.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£63k£67k+6.3%1
Post-dot-com plateau2001–2002£195k£131k-32.8%1.5
Pre-crash peak2005–2006£160k£155k-3.1%1
GFC & correction2008–2011£193k£175k-9.1%1.5
Help-to-Buy recovery2014–2015£270k£241k-10.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
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
11 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
13 min walk
2 bus routes · 9 stops within 400m · 36 buses/hr peak

72

Walkability score

242

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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)112
Nearest car park169m
Santander docks (800m)0
Nearest cycle dock3.3 km

Nearby car parks

🅿️
Kwikfit carpark20 spaces
416m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
473m
🅿️
Stoneleigh Road Car Park "A"· no
529m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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: 7.0 km away✗ Not Green Belt✗ Not AONB65% 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

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.9 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

103

Parks (1km)

15

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketThe Food Warehouse · 269 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)

523m

Post office

Nearby shops

WHSmith267 m
Tesco Express313 m
Asda Express318 m
The Deli Co405 m

Nearby cafes

LOOP107 m
Costa114 m
Holy Grain & Brew141 m
Starbucks176 m

Nearby restaurants

Greggs121 m
Subway127 m
Burger King158 m
Pret A Manger184 m

Nearby pubs

The Volunteer200 m
Mother Kelly's226 m
Mannions Prince Arthur426 m
The High Cross447 m

Nearby gyms

Anytime Fitness216 m
Hotpod Yoga Tottenham Hale230 m
The Gym321 m
Stronghold Tottenham Hale407 m

Nearby pharmacies

Boots119 m
Pharmocare592 m
Dowsett Pharmacy696 m

Nearby health

Tottenham Hale Kidney & Diabetes Centre382 m
Smile For Life Dental Clinic440 m
Bruce Grove Primary Health Care Centre588 m
Charlton House Medical Centre921 m
Food hygiene (5-star)73% of 116

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

A

High street health

Registered businesses

EXCALIBUR TRAINING LTD
MISTRION CO. LTD
SHA Z LONDON LTD
SHINE & SETTLE LTD
YASA TRAVEL LTD

Investment

Investment grade, yield and market outlook

71

Investment score

Strong

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

42.8

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route10,625m
Crossrail 2 route227m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,622 nationally

2,611

Est. population

16,622/km²

56%

Employed

34%

Degree educated

£35,400

Median income

8.9%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

30

Community stability

Age profile

25%
31%
22%
17%
Under 1825%
18–3431%
35–4922%
50–6417%
65+5%

Tenure

30%
50%
Own outright5%
Own (mortgage)9%
Private rent30%
Social rent50%
Shared ownership6%
Rent free1%

Ethnicity

15%
39%
15%
White British12%
White Other15%
Asian8%
Black39%
Mixed15%
Other12%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine30%
No car household68%
Unemployed8%
No qualifications24%

Housing tenure (Census 2021)

Social rent50%
Private rent30%

vs. London

Income vs London-15.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
6
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)
2
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
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
143, 143, Broad Lane, N15 4QX54 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.9%
Ward turnout
35%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Mark GrosskopfLabour
Makbule GunesLabour
Anna LawtonLabour

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Key facts for N17 9LY

Full postcodeN17 9LY
Postcode districtN17
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.588579
Longitude-0.063801
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