South Tottenham · Haringey · Tottenham constituency · 51.58718, -0.05716

N17 9PX— South Tottenham, Haringey

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

The family fortress

 

Schools 75%Safety 79/100Transport 50/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
79
Schools
90
Transport
50
Environment
85
Investment
68

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N17 9PX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N17 9PX

🛡️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🔒 Very Safe

“The family fortress”

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How N17 9PX 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 · 3 min walk

KS2: 104.2

—

Secondary

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 13 min walk

P8: 0.00A8: 46.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 18 min walk

4 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Tottenham Fire Station · 1.2km

Crime is +17% above London average

Property

Prices, sales volume and market trends

Avg floor area67.5 m²

EPC breakdown

B
6%
C
32%
D
12%

Based on 50 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

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£168,750
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

1997–2023 · CAGR

+6.9%

Total change

+471%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.6%

per year

Acceleration

-127.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 30 sales

Property Type Mix

Total: 30 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£60k£66k+10.1%2
Post-dot-com plateau2001–2004£82k£149k+82.2%1.5
Pre-crash peak2005–2007£150k£155k+3.3%2
GFC & correction2011–2012£200k£203k+1.3%1
Help-to-Buy recovery2014–2016£264k£285k+8.1%2
Brexit uncertainty2018–2019£383k£180k-53.1%1.5
Pandemic surge2021–2021£388k£388k+0%1
Rate-rise correction2023–2023£343k£343k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
7.1%
District
8.4%

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

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 4

Good

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

Nearby stations

Tottenham HaleNational Rail
3 min walk
Tottenham Hale Underground StationVictoria
3 min walk
Blackhorse Road Rail StationSuffragette
14 min walk
Blackhorse Road Underground StationVictoria
14 min walk
Seven Sisters Underground StationVictoria
14 min walk
2 bus routes · 7 stops within 400m · 12 buses/hr peak

71

Walkability score

330

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★44 min
Waterloo51 min ↑
Canary Wharf56 min ↑
City44 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 park271m
Santander docks (800m)0
Nearest cycle dock3.2 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
NoiseLOW
none
Quieter 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 AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 0.5 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

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

6

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

5

Convenience

Nearest supermarketLidl · 276 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)

786m

Post office

Nearby shops

Lock 17 Wholefoods108 m
Asda Express182 m
RJV News185 m
Tesco Express205 m

Nearby cafes

Asda Café254 m
Costa258 m
Archives Ldn278 m
Table 13282 m

Nearby restaurants

Pret A Manger263 m
Greggs274 m
Burger King356 m
Subway371 m

Nearby pubs

The Ferry Boat Inn324 m
Pressure Drop377 m
Beavertown Brewery Taproom383 m
Mother Kelly's442 m

Nearby gyms

The Gym202 m
Stronghold Tottenham Hale315 m
Anytime Fitness343 m
Hotpod Yoga Tottenham Hale472 m

Nearby pharmacies

Boots404 m

Nearby health

Tottenham Hale Kidney & Diabetes Centre177 m
Food hygiene (5-star)75% of 52

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

E

High street health

Registered businesses

LIFE'S SWEET LIMITED
TRIPLE POWER LIMITED

Investment

Investment grade, yield and market outlook

68

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score19/100
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

47.3

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route10,595m
Crossrail 2 route186m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
3
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
929
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
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 9PX

Full postcodeN17 9PX
Postcode districtN17
BoroughLondon Borough of Haringey
WardSouth Tottenham
Latitude51.587183
Longitude-0.057162
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