Tottenham Hale · Haringey · Tottenham constituency · 51.59635, -0.06413

N17 9RS— Tottenham Hale, Haringey

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

The practical family move

 

Schools 88%Safety 87/100Transport 46/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
63
Safety
87
Schools
52
Transport
46
Environment
58
Investment
53

The bottom line

N17 9RS offers exceptional schools (88% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

N17 9RS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-20.5% vs London avg
vs London crime-60.0% vs London avg

Deep-dive guides for N17 9RS

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

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“The practical family move”

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How N17 9RS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

52

Education score

Fair for families
★ Top school within 1km
—

Primary

The Mulberry Primary School

Not yet inspected · 2 min walk

KS2: 103.7

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 12 min walk

P8: -0.03A8: 39.3

88% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Above London average

Childcare

Childcare

Pembury House Nursery School

Not inspected · 4 min walk

11 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

26.0 incidents per 1,000 residents

Better than 82% of London
→ Stable

-68% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour19%
Other19%
Vehicle crime13%
Drug offences9%
Burglary6%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 694m

Crime is 60% below 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£10,078/m²
Price per ft²£936/ft²
Avg floor area56.2 m²

EPC breakdown

B
1%
C
8%
D
19%
E
3%
F
3%
G
4%

Based on 38 properties · Confidence: high

Street mix

Semi 8%Terraced 92%

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£140,500
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)
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

1995–2025 · CAGR

+8%

Total change

+913%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.1%

per year

Acceleration

+11.38

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £500k–£600k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached8.3%
Terraced91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£114k+102.7%2
Post-dot-com plateau2001–2004£123k£125k+2%2.3
Pre-crash peak2007–2007£247k£247k+0%2
GFC & correction2009–2009£210k£210k+0%1
Help-to-Buy recovery2013–2016£265k£436k+64.5%2.5
Pandemic surge2021–2021£565k£565k+0%1
Current market2024–2025£535k£568k+6.1%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
10.3%
District
9.7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

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
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Tottenham Hale Underground StationVictoria line
11 min walk
Bruce Grove→ Liverpool Street· 6 tph
22 min

Nearby stations

Bruce Grove Rail StationGreater Anglia · Weaver
6 min walk
Bruce GroveNational Rail
6 min walk
Tottenham Hale Underground StationVictoria
12 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
13 min walk
Seven Sisters Underground StationVictoria
20 min walk
No bus stops within 400m

38

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

3.8 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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)20
Nearest car park234m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Stoneleigh Road Car Park "A"· no
614m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
661m

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: 7.7 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.5 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

CHARLTON HOUSE MEDICAL CENTRE

581 HIGH ROAD, N17 6SB

5 min walk

91%

Recommend GP

91%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketNazar Supermarket · 474 m
6 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

1

Libraries (1km)

0

Cinemas (2km)

513m

Post office

Nearby shops

Soy Stores86 m
Deniz Food Centre161 m
Tilson Food Centre272 m
Thackeray Mini Market280 m

Nearby cafes

Rayaan Cafe284 m
Costa366 m
Cafe Life535 m
Marmalade588 m

Nearby restaurants

Wing Wei164 m
Adana Sofrasi206 m
Rayaan285 m
Banana African Restaurant & Bar288 m

Nearby pubs

The Two Brewers208 m
The Victoria222 m
The Bluecoats279 m
The Bluecoats Pub279 m

Nearby gyms

EasyGym306 m
Tottenham Community Sports Centre687 m
Hotpod Yoga Tottenham Hale697 m
Anytime Fitness825 m

Nearby pharmacies

Dowsett Pharmacy227 m
Pharmocare328 m
Grace Pharmacy739 m
Boots972 m

Nearby health

Charlton House Medical Centre340 m
Bruce Grove Primary Health Care Centre623 m
Smile For Life Dental Clinic946 m
Tottenham Hale Kidney & Diabetes Centre952 m
Food hygiene (5-star)66% of 122

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

A

High street health

Registered businesses

ETT SPORTS LIMITED
HASHEM HOLIDINGS LIMITED

Investment

Investment grade, yield and market outlook

53

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 score16/100
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

47.4

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route11,462m
Crossrail 2 route975m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,797 nationally

1,809

Est. population

30,000/km²

61%

Employed

34%

Degree educated

£33,400

Median income

10.3%

Claimant rate

Inner cityVery high densityRenters

36

Community stability

Age profile

27%
22%
23%
19%
Under 1827%
18–3422%
35–4923%
50–6419%
65+9%

Tenure

21%
21%
43%
14%
Own outright21%
Own (mortgage)21%
Private rent43%
Social rent14%
Shared ownership1%

Ethnicity

16%
26%
29%
14%
White British16%
White Other26%
Asian10%
Black29%
Mixed5%
Other14%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine23%
No car household53%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Private rent43%
Social rent14%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
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)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
5
Under construction
0
Completed (3yr)
445
Largest scheme
423 homes · Ashley Gardens, Ashley Road, London, N17 9LJ, Ashley Road, N17 9LJ
Pipeline pressure
LOW

Named schemes (500m)

624, 624, High Road, Tottenham, N17 9TL42 homes
completed
596-606, 596-606, High Road, London, N17 9TA39 homes
completed
FORMER DAIRYCREST DEPOT, 3, FORMER DAIRYCREST DEPOT, 3, HAMPDEN LANE, N1727 homes
completed
638, 638, High Road, N17 0AA26 homes
completed
636-638, 636-638, HIGH ROAD, TOTTENHAM, N1726 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 9RS

Full postcodeN17 9RS
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Hale
Latitude51.596354
Longitude-0.064134
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