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Buying at N17 9DF

Before you offer on a home at N17 9DF: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.

1 thing to raise before an offer, and a street where the typical sale was £270k. In Tottenham Lea Valley.

1 to check3 clear£270k typical on Bream Close

The checklist

Before you make an offer

Check
Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Note
1 listed building within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.
Note
Busy road: A1055, 890 m awayAbout 36,885 vehicles a day in 2017 (DfT traffic counts).
Note
Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Quiet by WHO standardsRoad traffic about 47 dB (24-hour average), under the WHO guideline of 53.

Xoserve, UKHSA/BGS radon atlas, BGS GeoSure, Coal Authority, Environment Agency (© Environment Agency copyright and/or database right 2026), Defra noise maps, Historic England, Ofcom, council planning registers (OGL). For a particular home, its buyer's report (below) adds tenure, energy rating, age and extensions.

Price

Is the asking price fair?

£270ktypical sale on Bream Close, last 10 years

£7,468typical price per m² in Tottenham Lea Valley

£5,690–£6,800per m² for homes at N17 9DF sold since 2015

Multiply a home's floor area (on its energy certificate) by £7,468 for a neighbourhood benchmark: 90 m² comes to about £672k. Homes at N17 9DF have sold below it. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

Trend

Prices in Tottenham Lea Valley

Tottenham Lea Valley

+46% over ten years (2015 to 2025).

Typical (median) sale price each year, all home types, HM Land Registry.

Comparables

What sold nearby in the last two years

Type	Sales	Typical	Range
Semi-detached	2	£575k	£490k – £575k
Terraced	44	£530k	£250k – £820k
Flat	89	£375k	£123k – £620k

Standard sales in Tottenham Lea Valley. Every recent sale.

Running costs

What it costs to live here

A home's own band, energy rating and typical bills are in its buyer's report.

MHCLG council tax; Xoserve gas connections.

Supply

How often homes come up

19sales on Bream Close in the last two years

135sales in Tottenham Lea Valley in the last two years

HM Land Registry standard sales.

Check a home

Buyer's reports for homes at N17 9DF

Home	Last sold	Floor area
1, Bream CloseTerraced	£85,000, Apr 1997	65 m²	Buyer's report →
2, Bream CloseTerraced	£207,000, Feb 2003	–	Buyer's report →
3, Bream CloseTerraced	£500,000, Oct 2017	77 m²	Buyer's report →
5, Bream CloseTerraced	£217,000, Jun 2004	75 m²	Buyer's report →
6, Bream CloseTerraced	£432,500, Nov 2015	69 m²	Buyer's report →
7, Bream CloseTerraced	£435,000, Mar 2016	64 m²	Buyer's report →
9, Bream CloseTerraced	£80,500, Dec 1998	–	Buyer's report →
10, Bream CloseTerraced	£412,500, Feb 2019	68 m²	Buyer's report →
11, Bream CloseTerraced	£76,000, Jul 1995	69 m²	Buyer's report →
12, Bream CloseTerraced	£478,000, Jun 2021

More for buying: Where can I afford? · How much to offer · Buying checklist · Check your documents

Go deeper

Checking this postcode…

Buying at N17 9DF

1 thing to raise before an offer, and a street where the typical sale was £270k. In Tottenham Lea Valley.

1 to check3 clear£270k typical on Bream Close

Before you make an offer

Check

Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.

Note

1 listed building within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.

Note

Busy road: A1055, 890 m awayAbout 36,885 vehicles a day in 2017 (DfT traffic counts).

Note

Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.

Clear

No coal mining riskOutside the Coal Authority's coalfield.

Clear

No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.

Clear

Quiet by WHO standardsRoad traffic about 47 dB (24-hour average), under the WHO guideline of 53.

Is the asking price fair?

£270ktypical sale on Bream Close, last 10 years

£7,468typical price per m² in Tottenham Lea Valley

£5,690–£6,800per m² for homes at N17 9DF sold since 2015

Multiply a home's floor area (on its energy certificate) by £7,468 for a neighbourhood benchmark: 90 m² comes to about £672k. Homes at N17 9DF have sold below it. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

What homes cost and rent in Tottenham Lea Valley, by size

Size	Typical value today	Cheaper quarter	Estimated rent	Gross yield
1 bed	£305k	£247k	£1,390 a month	5.5%
2 beds	£432k	£371k	£1,820 a month	5.1%
3 beds	£548k	£507k	£2,300 a month	5.0%
4+ beds	£605k	£540k	£2,340 a month	4.6%
All homes	£474k	£372k	£1,960 a month	5.0%

Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare, or the postcode district's own rent (ONS, London). Gross yield = a year's rent ÷ value, before costs. Compare it with other places