Hermitage & Gardens · Haringey · Tottenham constituency · 51.57574, -0.09169

N4 1NL— Hermitage & Gardens, Haringey

Location and area intelligence for N4 1NL, Hermitage & Gardens, Haringey

The family fortress

 

Schools 100%Safety 76/100Transport 45/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
76
Schools
90
Transport
45
Environment
87
Investment
37

The bottom line

N4 1NL offers exceptional schools (100% Good/Outstanding), low crime 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.

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Location

N4 1NL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.0% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for N4 1NL

🛡️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🍕 Buzzing

“The family fortress”

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How N4 1NL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Woodberry Down Community Primary School

Good · Inspected Dec 2023 · 3 min walk

KS2: 106.0

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 4 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.1 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

+20% vs borough

Crime by type

Other32%
Violence & sexual offences25%
Anti-social behaviour13%
Vehicle crime11%
Theft7%
Robbery5%
Drug offences3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.8km

Crime is +51% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N4 district median

£578,000

Based on 665 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£8,766/m²
Price per ft²£814/ft²
Avg floor area75 m²

EPC breakdown

C
25%
D
51%
E
10%

Based on 86 properties · Confidence: high

Street mix

Terraced 31%Flat 66%Other 4%

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
Rebuild cost estimate£187,500
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 DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.8%

Total change

+840%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.1%

per year

Acceleration

+84.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 76 sales

Property Type Mix

Total: 76 sales

Terraced32.9%
Flat/maisonette67.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£173k+160.2%2.8
Post-dot-com plateau2001–2004£114k£190k+66.7%3.5
Pre-crash peak2005–2007£175k£247k+41.1%4
GFC & correction2008–2011£290k£275k-5.2%2.5
Help-to-Buy recovery2013–2016£326k£450k+38%2
Brexit uncertainty2017–2019£622k£555k-10.8%1
Pandemic surge2020–2021£504k£365k-27.5%2
Rate-rise correction2023–2023£508k£508k+0%2
Current market2024–2025£388k£625k+61.1%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Weakest performer

Flat/maisonette

-1.1% alpha

Terraced+0.4% α
Local
8.2%
District
7.8%
Flat/maisonette-1.1% α
Local
5.6%
District
6.7%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Manor House Underground StationPiccadilly line
7.6 min walk
Harringay Green Lanes

Nearby stations

Harringay Green Lanes Rail StationSuffragette
6 min walk
Harringay Green LanesNational Rail
6 min walk
Manor House Underground StationPiccadilly
8 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
13 min walk
Seven Sisters Rail StationGreater Anglia · Weaver
17 min walk
No bus stops within 400m

47

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★39 min
Waterloo46 min ↑
Canary Wharf52 min ↑
City45 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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)14
Nearest car park266m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Visitors Car Park
429m
🅿️
Visitors Car Park
470m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.0 km away✗ Not Green Belt✗ Not AONB70% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 km

Energy

Solar: 851 kWh/kWp/yr

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HARINGEY PALLIATIVE CARE TEAM

GEORGE MARSH CENTRE, ST ANN'S ROAD, TOTTENHAM, N15 3TH

7 min walk

5

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 550 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

99

Parks (1km)

17

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Beaconsfield (496 m)

Nearest supermarketAldi · 352 m
1 tennis courts

Nightlife (500m)

1

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

515m

Post office

Nearby shops

Woodberry Down Mini Market330 m
Tesco Express368 m
Tiny's Local421 m
Golden Meat455 m

Nearby cafes

Venus Cafe216 m
New River Studios276 m
MiLK290 m
An Nur Cafe412 m

Nearby restaurants

Sushi Gourmet295 m
Presto325 m
Greggs415 m
Subway417 m

Nearby pubs

The Beaconsfield496 m
The Finsbury527 m
The Old Ale Emporium572 m
Cino Social Club701 m

Nearby gyms

Evoke334 m
The Gym566 m
Finsbury Park Sports Stadium818 m
Legends Gym970 m

Nearby pharmacies

Superdrug372 m
Med-Chem Pharmacy527 m
Rowlands Pharmacy638 m
Green Light Pharmacy & Travel Clinic875 m

Nearby health

Woodberry Down Dental Practice334 m
Manor Orthodontic & Implant Clinic365 m
Manor House Dental Surgery502 m
Bridge House Medical Practice543 m
Food hygiene (5-star)76% of 108

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

A

High street health

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score21/100
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

12/100

Velocity score

Future outlook

45.1

Price growth score

C
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,913m
Crossrail 2 route1,301m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,612 nationally

1,794

Est. population

14,366/km²

66%

Employed

50%

Degree educated

£40,300

Median income

9.5%

Claimant rate

Inner cityHigh densityRenters

33

Community stability

Age profile

17%
37%
23%
13%
Under 1817%
18–3437%
35–4923%
50–6413%
65+10%

Tenure

18%
18%
43%
19%
Own outright18%
Own (mortgage)18%
Private rent43%
Social rent19%
Shared ownership2%
Rent free0%

Ethnicity

31%
25%
19%
White British31%
White Other25%
Asian10%
Black19%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine21%
No car household54%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Private rent43%
Social rent19%

vs. London

Income vs London-4.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
291
Under construction
0
Completed (3yr)
8
Largest scheme
490 homes · Kss 1, Woodberry Park, Kss 1, Woodberry Park, Woodberry Grove, N4 1SN
Pipeline pressure
HIGH

Named schemes (500m)

KSS 2 Land to West of Skinners Academy, KSS 2 Land to West of Skinners Academy, Woodberry Grove, Katherine Close and Rowley Gardens, N4220 homes
completed
KSS5 Woodberry Down, 307, KSS5 Woodberry Down, 307, Seven Sisters Road, N4 1QR176 homes
completed
ST ANNS VILLAGE, ST ANNS VILLAGE, GREEN LANES, N4110 homes
completed
Pacific House, Pacific House, Vale Road, Seven Sisters, N4 1PQ27 homes
completed
Rear of 242-274, Rear of 242-274, Hermitage Road, N4 1NR20 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
31.4%
Ward turnout
46%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Ata Berk AksitGreen
Fin FitzgeraldGreen

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Key facts for N4 1NL

Full postcodeN4 1NL
Postcode districtN4
BoroughLondon Borough of Haringey
WardHermitage & Gardens
Latitude51.575745
Longitude-0.091695
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