Northumberland Park · Haringey · Tottenham constituency · 51.59813, -0.06331

N17 9UP— Northumberland Park, Haringey

Location and area intelligence for N17 9UP, Northumberland Park, Haringey

The practical family move

 

Schools 88%Safety 76/100Transport 44/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
76
Schools
52
Transport
44
Environment
57
Investment
51

The bottom line

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

Less suited to Car-free commuters.

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Location

N17 9UP

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-20.5% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for N17 9UP

🛡️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 9UP 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 · 4 min walk

KS2: 103.7

—

Secondary

Duke's Aldridge

Not yet inspected · Inspected Apr 2025 · 9 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 · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.0 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+14% vs borough

Crime by type

Anti-social behaviour23%
Other22%
Violence & sexual offences22%
Vehicle crime11%
Burglary7%
Drug offences7%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tottenham Fire Station · 873m

Crime is +43% 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£7,939/m²
Price per ft²£738/ft²
Avg floor area85.4 m²

EPC breakdown

C
2%
D
6%
E
2%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£213,500
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, no insulation (assumed)
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

1995–2025 · CAGR

+8.9%

Total change

+1187%

Market Activity

Price Velocity & Acceleration

Current Velocity

+49.9%

per year

Acceleration

+37.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 16 sales

Property Type Mix

Total: 16 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£53k£53k+0%1
Post-dot-com plateau2002–2002£132k£132k+0%1
Pre-crash peak2006–2007£188k£247k+31.1%2.5
GFC & correction2011–2011£180k£180k+0%1
Help-to-Buy recovery2014–2016£280k£405k+44.6%3
Brexit uncertainty2017–2017£455k£455k+0%1
Current market2025–2025£682k£682k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
5.1%
District
5.4%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
13.2 min walk
Bruce Grove→ Liverpool Street· 6 tph
22 min

Nearby stations

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

35

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

4.0 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

1

Car parks (800m)

1

EV chargers (800m)

Nearest car park365m
Santander docks (800m)0
Nearest cycle dock4.0 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: 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: 8.0 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 76% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.7 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

7 min walk

7

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Two Brewers (295 m)

Nearest supermarketSzampion Polskie Delikatesy · 396 m
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

548m

Post office

Nearby shops

Soy Stores165 m
Tilson Food Centre175 m
Deniz Food Centre322 m
Ha Long Mini Market377 m

Nearby cafes

Rayaan Cafe381 m
Costa511 m
Marmalade586 m
T on the Green667 m

Nearby restaurants

Adana Sofrasi255 m
Wing Wei339 m
Rayaan376 m
Banana African Restaurant & Bar401 m

Nearby pubs

The Two Brewers295 m
The Victoria313 m
The Bluecoats350 m
The Bluecoats Pub355 m

Nearby gyms

EasyGym445 m
Tottenham Community Sports Centre557 m
The Gym868 m
Hotpod Yoga Tottenham Hale882 m

Nearby pharmacies

Dowsett Pharmacy427 m
Pharmocare448 m
Grace Pharmacy535 m
Boots1.2 km

Nearby health

Charlton House Medical Centre452 m
Tottenham Health Centre798 m
Bruce Grove Primary Health Care Centre814 m
Tottenham Hale Kidney & Diabetes Centre1.1 km
Food hygiene (5-star)66% of 88

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ARSENAL BREWERY LTD
POPOLA LTD
THE GOOD LANDING LTD

Investment

Investment grade, yield and market outlook

51

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 score12/100
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

32.6

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,667m
Crossrail 2 route1,148m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,721 nationally

2,246

Est. population

21,177/km²

55%

Employed

32%

Degree educated

£33,400

Median income

14.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

32

Community stability

Age profile

30%
21%
22%
18%
Under 1830%
18–3421%
35–4922%
50–6418%
65+9%

Tenure

34%
39%
Own outright11%
Own (mortgage)13%
Private rent34%
Social rent39%
Shared ownership3%
Rent free1%

Ethnicity

17%
20%
38%
White British17%
White Other20%
Asian6%
Black38%
Mixed8%
Other11%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household61%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Social rent39%
Private rent34%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
7
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
2
Under construction
0
Completed (3yr)
28
Largest scheme
58 homes · 691-603, 691-603, High Road, Tottenham, N17
Pipeline pressure
LOW

Named schemes (500m)

624, 624, High Road, Tottenham, N17 9TL42 homes
completed
FORMER DAIRYCREST DEPOT, 3, FORMER DAIRYCREST DEPOT, 3, HAMPDEN LANE, N1727 homes
completed
636-638, 636-638, HIGH ROAD, TOTTENHAM, N1726 homes
completed
638, 638, High Road, N17 0AA26 homes
completed
Kemble Hall, Kemble Hall, Kemble Road, N178 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.5%
Ward turnout
32%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Kaushika AminLabour
John BevanLabour
Jayon HenriquesGreen

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Key facts for N17 9UP

Full postcodeN17 9UP
Postcode districtN17
BoroughLondon Borough of Haringey
WardNorthumberland Park
Latitude51.598130
Longitude-0.063308
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