Northumberland Park · Haringey · Tottenham constituency · 51.59874, -0.05612

N17 9YE— Northumberland Park, Haringey

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

The family fortress

 

Schools 100%Safety 77/100Transport 40/100Yield 4.50%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
77
Schools
60
Transport
40
Environment
85
Investment
59

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N17 9YE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-11.9% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for N17 9YE

🛡️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 9YE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good 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 · 11 min walk

P8: -0.03A8: 39.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.2 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+5% vs borough

Crime by type

Other26%
Violence & sexual offences22%
Anti-social behaviour19%
Vehicle crime10%
Drug offences9%
Theft7%
Burglary6%
Robbery1%

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 · 1.3km

Crime is +33% above London average

Property

Prices, sales volume and market trends

Avg floor area68.3 m²

EPC breakdown

C
5%
D
5%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Terraced 8%Detached 8%Flat 77%Other 8%

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£170,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2019 · CAGR

+6.9%

Total change

+335%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.2%

per year

Acceleration

+21.47

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 10 sales

Property Type Mix

Total: 10 sales

Detached10%
Flat/maisonette90%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£54k£95k+75.9%1
Post-dot-com plateau2003–2003£148k£148k+0%2
Pre-crash peak2005–2005£140k£140k+0%1
GFC & correction2008–2008£200k£200k+0%1
Help-to-Buy recovery2013–2013£285k£285k+0%1
Brexit uncertainty2018–2019£230k£235k+2.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Tottenham HaleVictoria line
14.3 min walk
Northumberland Park

Nearby stations

Northumberland ParkNational Rail
5 min walk
Bruce Grove Rail StationGreater Anglia · Weaver
14 min walk
Tottenham Hale Underground StationVictoria
15 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
16 min walk
Blackhorse Road Underground StationVictoria
21 min walk
No bus stops within 400m

28

Walkability score

143

Footpaths (500m)

0

Santander docks (800m)

4.0 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

2

Car parks (800m)

4

EV chargers (800m)

Nearest car park335m
Santander docks (800m)0
Nearest cycle dock4.0 km

Nearby car parks

🅿️
Garman Road Car Park· yes
454m

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 waterLOW
Low
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 81% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

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

HAGA ALCOHOL TREATMENT SERVICE HARINGEY

171 PARK LANE, NORTHUMBERLAND PARK, N17 0HJ

6 min walk

2

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorth Middlesex University Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

115

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Olive Branch (504 m)

Nearest supermarketLoon Fung Tottenham · 1.1 km
1 tennis courts2 sports halls

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)

456m

Post office

Nearby shops

Chalgrove Mini Market286 m
Tilson Food Centre349 m
Tesco Express397 m
Dogus Supermarket & Off Licence408 m

Nearby cafes

Waterside Cafe424 m
Mario's Cafe502 m
Weighbridge Cafe795 m
Dear Coco982 m

Nearby restaurants

Sea Star Fish Bar420 m
Halal Fried Chicken443 m
Greggs510 m
Pret A Manger510 m

Nearby pubs

The Olive Branch504 m
The Bill Nicholson863 m
Beavertown Brewery Taproom905 m
Pressure Drop923 m

Nearby gyms

Powerleague Tottenham900 m
The Frederick Knight Sports Ground917 m
Hotpod Yoga Tottenham Hale1.0 km
Anytime Fitness1.1 km

Nearby pharmacies

Grace Pharmacy511 m
Dowsett Pharmacy820 m

Nearby health

Tottenham Hale Kidney & Diabetes Centre1.1 km
Food hygiene (5-star)50% of 48

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

59

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

28.4

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route11,852m
Crossrail 2 route1,205m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,306 nationally

1,972

Est. population

7,068/km²

57%

Employed

33%

Degree educated

£37,000

Median income

10.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

33

Community stability

Age profile

27%
19%
25%
20%
Under 1827%
18–3420%
35–4925%
50–6420%
65+9%

Tenure

15%
37%
36%
Own outright11%
Own (mortgage)15%
Private rent37%
Social rent36%
Shared ownership1%
Rent free1%

Ethnicity

15%
26%
34%
White British15%
White Other26%
Asian8%
Black34%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine30%
No car household56%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent37%
Social rent36%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
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)
2
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
Largest scheme
34 homes · Park Tavern PH, 220, Park Tavern PH, 220, Park Lane, Tottenham, N17 0HY
Pipeline pressure
NONE

Named schemes (500m)

Park Tavern PH, 220, Park Tavern PH, 220, Park Lane, Tottenham, N17 0HY34 homes
completed
178, 178, LANSDOWNE ROAD, N1726 homes
completed
NORTHUMBERLAND PARK ESTATE, NORTHUMBERLAND PARK ESTATE, NORTHUMBERLAND PARK, N1719 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

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 9YE

Full postcodeN17 9YE
Postcode districtN17
BoroughLondon Borough of Haringey
WardNorthumberland Park
Latitude51.598739
Longitude-0.056120
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
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