Tottenham Hale · Haringey · Tottenham constituency · 51.59588, -0.05982

N17 9RR— Tottenham Hale, Haringey

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

The family fortress

 

Schools 86%Safety 77/100Transport 34/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
57
Safety
77
Schools
51
Transport
34
Environment
85
Investment
48

The bottom line

N17 9RR offers exceptional schools (86% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N17 9RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for N17 9RR

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N17 9RR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

51

Education score

Fair for families
★ Top school within 1km
—

Primary

Harris Primary Academy Coleraine Park

Not yet inspected · Inspected Jan 2025 · 3 min walk

KS2: 104.0

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 13 min walk

P8: -0.03A8: 39.3

86% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Above London average

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

87.3 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

+7% vs borough

Crime by type

Violence & sexual offences24%
Other19%
Anti-social behaviour18%
Vehicle crime14%
Drug offences12%
Burglary7%
Robbery4%
Theft2%

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 · 918m

Crime is +34% 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£7,151/m²
Price per ft²£664/ft²
Avg floor area87.4 m²

EPC breakdown

C
4%
D
12%
E
2%

Based on 18 properties · Confidence: medium

Street mix

Semi 18%Terraced 82%

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£218,500
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, 50 mm loft insulation
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

1996–2025 · CAGR

+8.5%

Total change

+959%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.4%

per year

Acceleration

+44.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached18.2%
Terraced81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£59k£79k+33.9%1
Post-dot-com plateau2001–2002£135k£139k+3%1
Pre-crash peak2006–2006£230k£230k+0%2
Help-to-Buy recovery2014–2015£326k£345k+5.8%1
Brexit uncertainty2018–2019£515k£465k-9.7%1
Current market2025–2025£625k£625k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Tottenham HaleVictoria line
10.1 min walk
Tottenham Hale

Nearby stations

Bruce Grove Rail StationGreater Anglia · Weaver
9 min walk
Tottenham HaleNational Rail
11 min walk
Tottenham Hale Underground StationVictoria
11 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
16 min walk
Blackhorse Road Underground StationVictoria
20 min walk
No bus stops within 400m

32

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria43 min ↑
Waterloo50 min ↑
Canary Wharf54 min ↑
City ★42 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

4

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)1
Nearest car park533m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Stoneleigh Road Car Park "A"· no
793m

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: 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: 7.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.3 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

HAGA ALCOHOL TREATMENT SERVICE HARINGEY

171 PARK LANE, NORTHUMBERLAND PARK, N17 0HJ

10 min walk

6

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

131

Parks (1km)

4

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Two Brewers (511 m)

Nearest supermarketSzampion Polskie Delikatesy · 743 m
5 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

721m

Post office

Nearby shops

Thackeray Mini Market123 m
Deniz Food Centre204 m
Tilson Food Centre217 m
Soy Stores236 m

Nearby cafes

Weighbridge Cafe540 m
Rayaan Cafe587 m
Dear Coco619 m
Waterside Cafe690 m

Nearby restaurants

Wing Wei231 m
Adana Sofrasi503 m
Rayaan588 m
Banana African Restaurant & Bar589 m

Nearby pubs

The Two Brewers511 m
The Victoria525 m
The Bluecoats582 m
The Bluecoats Pub582 m

Nearby gyms

EasyGym597 m
Hotpod Yoga Tottenham Hale642 m
Anytime Fitness744 m
The Gym822 m

Nearby pharmacies

Dowsett Pharmacy448 m
Pharmocare625 m
Grace Pharmacy742 m
Boots941 m

Nearby health

Charlton House Medical Centre639 m
Tottenham Hale Kidney & Diabetes Centre816 m
Bruce Grove Primary Health Care Centre822 m
Food hygiene (5-star)58% of 45

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DVMUSICUK LTD

Investment

Investment grade, yield and market outlook

48

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 score13/100
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

31

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route11,480m
Crossrail 2 route866m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,369 nationally

1,855

Est. population

18,267/km²

60%

Employed

35%

Degree educated

£37,000

Median income

11.0%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

35

Community stability

Age profile

26%
24%
22%
17%
Under 1826%
18–3425%
35–4922%
50–6418%
65+10%

Tenure

19%
17%
39%
24%
Own outright19%
Own (mortgage)17%
Private rent39%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

18%
24%
31%
White British18%
White Other24%
Asian9%
Black31%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine26%
No car household51%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Private rent39%
Social rent24%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Borough approval rate
82%
Historic landfill (400m)
1
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
0
Under construction
0
Completed (3yr)
443
Largest scheme
1210 homes · Gls Depot, Former GLS Supplies Depot, Mill Mead Road, N17 9QQ
Pipeline pressure
NONE

Named schemes (500m)

178, 178, LANSDOWNE ROAD, N1726 homes
completed
168 Orchid House, 168, Park View Road, Tottenham, N17 9BY15 homes
completed
Coleraine Works, 20, Coleraine Works, 20, Poynton Road, London, N17 9SP6 homes
completed
Site adjacent to, Site adjacent to, Pymmes Close, N17 9XS6 homes
completed
4, 4, St Pauls Road, Northumberland Park, N17 0NJ5 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 9RR

Full postcodeN17 9RR
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Hale
Latitude51.595878
Longitude-0.059823
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