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Tottenham Hale offers waterside strolling by the River Lea (Picture: Alamy)
At one time, Tottenham had a reputation for crime and shabby housing.
Now though, it has cleaned up its act, regeneration is underway, and home buyers from well outside its borders are discovering its many merits.
Multicultural, community-minded and with plenty of green space, it has Overground and mainline services, plus the Victoria line and Stansted Express from Tottenham Hale, the shiny new station at the epicentre of an area benefiting from £1bn development investment, backed by Haringey council and the Greater London Authority.
Residential roads typically contain three and four-bedroom Victorian terrace houses, and there are Arts and Crafts cottages in North Tottenham’s Tower Gardens conservation area, ex-local authority flats and houses across the neighbourhood, along with substantial new builds.
The entry point is shy of £250,000, with three-bed houses from under £500,000.
‘Buyers priced out of Hackney Downs and Dalston look to Tottenham as it is still considered fairly affordable,’ says Mark McKerral, of JLL’s residential development team.
‘With exciting regeneration development projects coming down the pipeline such as Heart of Hale, there is a lot to look forward to.’
What’s new in the area?
Heart of Hale is a residential-led project by Related Argent on a site around the revamped Tottenham Hale station.
Created in collaboration with a world-class consultant team, including Alison Brooks Architects and Allford Hall Monaghan Morris, it will include a central square with shops, cafés, restaurants, a new cinema, and 1,030 new homes.
Two-bed flats offering Help to Buy are for sale at 2 Ashley Road (Picture: Heart Of Hale)
Two-bedroom flats offering Help to Buy are still available in current phase 2 Ashley Road, ahead of the application deadline at the end of next month.
They’re ready to move into, with bright, open-plan living spaces opening on to balconies, and use of The Deck, a fifth-floor roof garden with great views. Homes start from £590,000. One-bedroom flats in earlier phase 1 Ashley Road are from £442,000, at Heart of Hale.
More than 100 of the new homes will be available with shared ownership, on a part-buy, part-rent basis. Sage Homes has released one, two, and three-bedroom apartments at 2 Ashley Road, all with balconies, oversized windows, underfloor heating, Amtico vinyl flooring in living areas, and carpeted bedrooms.
The kitchens have soft-close cupboards and drawers, marble-effect worktops and upstands, plus Zanussi integrated appliances.
Prices are from £95,625 for a 25% share of a one-bedroom flat with a full market value of £385,500 with Sage Homes.
Shared ownership flats at Hale Works tower start from £93,750 (Picture: Newlon)
Shared ownership homes are also for sale at two Newlon housing association schemes. One and two-bedroom flats at Hale Works, a striking contemporary tower with a sky garden in thriving community Hale Village, start at £93,750 for a 25% share of the full market value of £375,000.
Tottenham Hale station and the River Lea are close. And at nearby Millstream Tower, also in Hale Village, one and two-bedroom homes are from £88,750 for a 25% share of the full market value of £355,000.
Meridian One, by Vistry Ventures, is the inaugural phase of a 25-year regeneration plan at Meridian Water, north of Tottenham Hale. Alongside new homes, the first phase will include a new station square, shops, leisure facilities, a skills academy, a large community garden and green space.
Meridian One offers private sale flats from £360,000 at Meridian Water (Picture: Vistry Ventures)
One and two-bedroom private sale apartments start at £360,000 with Vistry Ventures.
Zenonas Georgiou of Foxtons estate agents says the new schemes are attracting a wide pool of buyers.
‘Many of the developments being sold currently have appealed to first-time buyers who have bought on Help to Buy London, families and local investors who can see the bigger picture with changes over the coming years,’ he explains.
Everything potential buyers need to know about Tottenham
Average house price: £498,173
Average rent: £2,177 pcm
Council tax (Band D): £1,879.72
Commuting time to Zone 1: Ten mins to King’s Cross St Pancras.
Annual Travelcard (Zone 3): £1,808
Amenities: Asda; Sainsbury’s; Lidl and other major chains in Tottenham Hale Retail Park; Tottenham Hotspur Stadium is London’s largest club ground; craft breweries; Bernie Grant Arts Centre hosts events and classes; local history at Bruce Castle Museum; Stronghold Climbing Centre; more climbing, yoga,
co-working and café at Yonder. Open space: Downhills Park; Lordship Rec; Bruce Castle Park; Down Lane Park; Tottenham Marshes are part of the Lee Valley Regional Park.
Schools: GCSE results are close to average; Ofsted rates most local
state schools as good or outstanding.
Crime: About average
Who lives there? First-time buyers and young families
Schools, crime and house price data supplied by Zoopla
What’s on the property ladder?
First rung: practical one-bed flat (Picture: Tilson & Spencer)
A one-bed flat with all-white decor and large living room on the top floor of a
low-rise purpose-built block. There’s no onward chain.
First rung: there’s also this well-connected flat with a shared roof garden (Picture: Purple Bricks)
Near two Overground stations, this one-bedroom flat has an open-plan
kitchen/living room and use of a shared roof garden.
Step up: this charming terrace has bags of potential (Picture: Wilkinson Byrne)
This two-bedroom mid-terrace house is in the Tower Gardens conservation area and with a little work, could be transformed into a really gorgeous home.
Step up: a lovely three-bed with plenty of period features (Picture: King’s Group)
With many original features, this three-bedroom Victorian house in immaculate condition is ripe for a loft conversion.
Top rung: fully-renovated red-brick family home with lots of room (Picture: Winkworth)
With five bedrooms, two bathrooms, interconnecting reception rooms and a spacious kitchen/diner, this handsome red-brick house offers plenty of space.
Top rung: attractive period property with a stunning garden (Picture: Knights Group)
A five-bedroom, two-bathroom house with a lovely garden and a basement that could be turned into a self-contained flat.
Case study: ‘We like the idea of being pioneers and getting in somewhere first’
Apartments at 2 Ashley Road offer great links (Picture: Heart Of Hale)
After renting in Islington for nearly ten years and having the opportunity to save hard over the pandemic, Maria Flores and her husband Fernando decided it was time to buy their first home together.
The process didn’t take long – they were clear that they wanted a new-build place and viewed just three other apartments before reserving a two-bedroom, fifth-floor flat at 2 Ashley Road in Heart of Hale.
Tottenham Hale is one of the most affordable stops on the Victoria line,
while data from property company JLL shows that it is a smart choice for
the future, with house prices set to grow by 24% over five years
compared with 17% across Greater London.
‘What we really like about Heart of Hale is that it is from the same team behind King’s Cross,’ says Maria.
‘We’ve enjoyed watching King’s Cross evolve over the last eight years and saw our purchase at Heart of Hale as a chance to invest. We expect the value to grow as Tottenham Hale becomes more valuable.
‘And we didn’t want a flat that we needed to refurbish and turn into a project. We wanted something uncomplicated that was ready to move into straight away. We bought using Help to Buy.’
Maria Flores and her husband Fernando get the keys to their new home (Picture: Supplied)
Maria works in IT and splits her time between home and her office in Stratford, two stops from Tottenham Hale station. ‘My husband and I both love working from home. The space is great, with one of us working in the spare room and one in the living room.’
‘We like the idea of being pioneers and getting in somewhere first. There’s fast internet and it’s just comfortable and easy so works out perfectly,’ she adds.
Much of Tottenham Hale already carries Transport for London’s highest rating for transport accessibility, and being a two-minute walk from the station was a big plus point for the couple.
‘We love how close the development is to Tottenham Hale station,’ says Maria. ‘And we quite often visit family in Spain – Stansted airport is only 30 minutes from home.
‘We wanted to get in early to a scheme that could become something like King’s Cross. It’s easier and better value to get in now rather than later and it’s definitely something we won’t regret in the future.’
Two-bedroom apartments at 2 Ashley Road start from £590,000, Heart of Hale
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