With 10,000 new homes, a revamped football stadium and new schools in the pipeline, Tottenham braces itself for an influx of new residents wanting to be part of this emerging conurbation of North London.
Tottenham is a key location for large-scale urban regeneration and a major player in mayor Sadiq Khan’s plan to tackle London’s housing shortage. With population poised to swell by over 7% in the next decade according to official forecasts, North London’s once scruffy postcode is doing something very right.
Buzzing with the vibrancy of youth and creativity – the craft beer breweries, artisan bakers and trendy cafés have moved in; along with the young professionals, artists and creatives – particularly those priced out of the warehouse spaces of Shoreditch and Hackney.
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What’s new?
Developers and investors bring with them new enterprise and inward investment (over £1 billion has already been committed for state-of-the-art new housing developments and improved transport facilities).
As of the first quarter of 2019, almost 40 large residential developments within 3KM of Tottenham Hale station have been approved – translating to more than 10,000 new homes to be delivered over the next decade.
Designed and delivered by the team behind the super regeneration of King’s Cross and New York’s Hudson Yards – Argent Related was given permission to proceed with a landmark project, the Argent Related Estate, to create a ‘new centre’ in Tottenham Hale.
Set to follow in the footsteps of one of London’s most successful exercises in urban regeneration and placemaking, the anticipated project will provide more than 1,000 new homes, 15 retail spaces, office and coworking suites, a health centre for 30,000 local people and a landscaped, tree-lined open space the size of Trafalgar Square.
Besides that, Tottenham has been earmarked as a key interchange on the proposed north to south Crossrail 2 route.
The shiny new Tottenham Hotspur (Spurs’) stadium at White Hart Lane is at the heart of an area whose tail is firmly on the up. Costing over £750 million, it is predicted to bring over 1.5 million visitors a year, create 3,500 jobs and pump £293 million into the local economy each year.
It will also be home to 60 food and drink outlets, a street food market, an on-site bakery and a microbrewery. With a seating capacity of 60,000, it will host NFL matches and all of Tottenham Hotspur’s home games, including the UEFA Champions League fixtures that will bring Europe’s biggest clubs to North London, as well as major concert events.
Here’s 7 other reasons which uplift Tottenham as a residential hotspot:
#1 Location
Straddling the N15 and N17 postcodes, Tottenham sits roughly 10KM north of King’s Cross and is fringed by Haringey and Crouch End to the west, Walthamstow to the east and Islington, Dalston and Stoke Newington to the south. Seven Sisters and Tottenham Hale tube stops are in Zone 3.
#2 Transport & connectivity
Connectivity is some of the best in the capital. Served by the Victoria Line at Seven Sisters and Tottenham Hale, journey times to the West End are some of the speediest in the capital; King’s Cross and Oxford Circus can be reached in under 15 minutes. The two stations also have train services to Liverpool Street (15 minutes) and Stansted Airport (37 minutes) via the Stansted Express.
Tottenham’s connectivity is to be augmented further if the proposed north to south Crossrail 2 route is approved. The Mayor of London has submitted a strategic business case to the government for the project, which is anticipated to be operational by 2033. Developers in April began paying the new Community Infrastructure Levy 2 in order to assist in funding the project.
#3 Open spaces
As far as parkland and green spaces in London go, Tottenham trumps in terms of diversity; the area is flanked by the River Lea and is close to Walthamstow Marshes and Walthamstow Wetlands, one of the largest urban wetland reserves in Europe. The area is home to a wide variety of wildlife and migrating birds and provides a tranquil escape from city living.
#4 Food & drink
Tottenham has seen its selection of quality pubs, restaurants and cafés bud in recent years. Locals flock to pubs on the River Lea such as the famous Ferry Boat Inn, which serves up delicious traditional pub food in a tranquil setting.
You’ll also find locals swarming to the Beehive or congregating at the Beavertown Brewery – a warehouse on a Tottenham Hale industrial park which incidentally serves up some of the capital’s tastiest beer and BBQs.
Coffee connoisseurs will love Craving Coffee, with its quirky art, friendly staff and selection of coffee blends. The LOVENbakery on Waterside way is another popular spot for pizzas, fresh bread, coffee and hearty snacks.
Historic Holcombe Market offers a variety of stalls and shops; it’s home to a fishmonger, vegetable stalls, Tottenham’s first cheese shop (Wine & Rind) and community stalwart Prestige Patisserie, a local bakery selling the finest cakes and pastries.
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#5 House prices
House prices in Tottenham Hale have climbed 19% since 2016, outperforming the wider London market, as shown by data from the Land Registry. Despite this growth, the area performs well in terms of affordability as compared to locations both in the immediate vicinity and with other stations along the Victoria Line.
#6 Housing supply
The area around Tottenham Hale station is to become a focal point for new residential development. Almost 40 large projects have been approved within 3KM of Tottenham Hale station, compromising more than 10,000 private units, to be delivered over the next decade.
The average price of a home in Tottenham Hale is £405,162 – the least expensive of all stations along the line that runs from Walthamstow Central, through Oxford Circus, to Brixton in the south.
The area also scores favourably when compared with other locations a comparable distance from central London. A breakdown of property transactions within 750 meters of the 147 zone 3 stations during Q3 2018 indicates 80% of stations have higher average sale prices than Tottenham Hale.
Prime monthly asking rents for a two bedroom flat in Tottenham Hale average at £1,650, according to a study of the top 25% of listings by value. Analysis of the rental market shows that the average two-bedroom apartment spends just 3.6 weeks on the market before being snapped up, as compared to 5.8 weeks in Greater London.
The time on the market drops to three weeks within 750 meters of Tottenham Hale station, highlighting the importance of access to transport links to tenants.
#7 Schooling
Easy access to high-quality education will also be a factor. Haringey has 12 primary schools and 6 secondary schools rated outstanding by The Office for Standards in Education, Children’s Services and Skills (Ofsted).
London’s world-class universities, including University College London, London School of Economics and King’s College are all between 20 and 35 minutes away by tube.
Spotlight on 1 Ashley Road
Designed and delivered by the team behind the super regeneration of King’s Cross and New York’s Hudson Yards – Argent Related, 1 Ashley Road is the first building to launch as part of an ambitious, multi-phase master plan to create a new centre for Tottenham Hale focused around 1,030 new homes, workspaces, public squares and shops and restaurants.
Design-wise, those appointed to work on 1 Ashley Road reads like a roll call of who’s who in building, interior and garden design.
A key visual marker when exiting Tottenham Hale station, 1 Ashley Road is the brainchild of award-winning practice Alison Brooks Architects – it’s a hexagonal, rich orange brick building decked in shimmering metals and features a stepped massing of two distinct taller elements (of eighteen and twelve storeys ) connected by a five-storey central block.
With garden terraces and street-level colonnades leading onto the public and garden terraces – collectively designed to inspire residents and visitors – Ashley Road is a fitting paradigm for what’s to come in N17 and gives momentum to an era-defining regeneration project that will benefit generations.
Internally, the 183 studios, one, two and three-bedroom apartments have been designed to maximise light with interior design royalty Conran and Partners charged with dressing the new homes.
Here, wood, metal and porcelain have been chosen to speak quietly of quality while pared-down neutrals appeal to mindful, modern Londoners. Top-of-the-range Neff kitchen appliances are featured in all of the apartments.
Top end amenities include a 24-hour concierge, a residents’ lounge offering work/leisure or socialising spaces, a communal roof terrace, private gardens with lush planting and outdoor seating designed by seven-times Chelsea Flower Show gold medal winner, Andy Sturgeon.
1 Ashley Road, Tottenham Hale is available via Knight Frank Malaysia’s UK property team with completion earmarked for 2022. To register your interest or to find out more about the development, email [email protected] or contact +60104389169.