North Gate Park Tottenham: 8.5 km From the Centre, Prices and Rental Yield
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Hello everyone. In North London, as the crow flies from Charing Cross, 8,5 kilometre away, and from £395,000and up. Today North Gate Park is what we are looking at today!
For prices, taxes and the whole buying process, see our guide: UK Property Guide
The scheme’s apartment types, current price list and location: see the project page
Prices
- Apartments: £395,000and up
- Available at the moment: 1 and 2 bedroom apartments
- Apartment sizes: 51 m² to 78 m²
- Address: St Ann’s Road, Tottenham, London N15 3TH
Why North Gate Park?
Close to the centre, priced like the outskirts: 8.5 kilometres from Charing Cross as the crow flies. The median for the London schemes in our portfolio in that band is £535,000; North Gate Park starts at £395,000. The gap is there because Tottenham is still regenerating.
- Harringay Green Lanes station, a 13 minute walk from the sales suite (Overground)
- Seven Sisters underground station, about a 20 minute walk (Victoria Line)
- Chestnuts Park 0,1 mil, Finsbury Park 0,7 mil, Woodberry Wetlands 0,8 mil
- Alexandra Palace 1.6 miles; the Tottenham Hotspur and Arsenal stadiums 2 miles
The Peabody partnership and the scale: once complete the scheme brings up to 995 homes to the area, 60% of them planned as affordable housing. In regeneration on this scale the area’s own pull grows over time, and it is worth buying with that in mind, because most of the growth in value comes from the area developing rather than from London as a whole.
Mulberry Gardens and the communal spaces
The communal garden at the centre of the scheme was landscaped with horticulturalists from the Royal Botanic Gardens, Kew. There is a concierge on site, and a nursery and a co-working space are among the plans. The retained brick building is reused as the concierge entrance, so the scheme is not a stack of blocks built from nothing.
North Gate Park Rental Yield
In the developer’s price list dated 8 September 2026 the gross rental yield is given as 4.7% to 5.2% . One bedroom apartments let for £1,725 to £1,775/month, and two bedroom apartments for £2,300 to £2,350/month .
The tenant profile is professionals who take the Victoria Line into the centre and families working locally. The Tottenham rental market is priced below the London average but demand runs deep.
Total Cost: What Do You Actually Pay?
Many buyers from abroad look only at the apartment price and meet a surprise at completion. Let us work out the real cost on a £395,000 apartment. Stamp duty (SDLT) in the UK is banded: 0% up to £125,000, then 2%, 5%, 10% and 12%. On top of that a non resident pays a 2% surcharge, and if you already own another home, a further 5% additional dwelling rate applies.
| Item | If it will be your only home | If it will be an additional home |
|---|---|---|
| Property price | £395,000 | £395,000 |
| Stamp duty (SDLT) | £17,650 | £37,400 |
| Legal fees | £1,500 to £3,000 | £1,500 to £3,000 |
| Searches and Land Registry fees | about £800 | about £800 |
| Approximate total | £414,950 | £436,200 |
If you use a mortgage there are also valuation and bank costs, and if you let the property, management commission and income tax. The figures above are indicative, based on the £395,000 starting price on the list dated 8 September 2026; we work out the exact figure for your own scenario.
The Buying Process Step by Step
If you are buying from another country, the process runs like this:
- 1. Choosing the apartment and reserving it. We settle the floor plan, the aspect and the view. Under Hill’s own rule the reservation fee is £2,000 on transactions below £500,000 and £5,000 above that.
- 2. Appointing a solicitor. An independent English property solicitor (conveyancer) is appointed. That solicitor acts for you, not for the developer.
- 3. Identity and source of funds checks. You will be asked for a passport, proof of address and documents showing the source of your funds. This step is compulsory in the United Kingdom, and having the papers ready shortens the process.
- 4. Exchange of contracts and deposit. After reservation the contract is exchanged and 10% of the price is paid (the reservation fee is deducted from it). The signature can be made digitally from abroad.
- 5. Tamamlama (completion). The remaining 90% and the stamp duty are paid, and the title is registered in your name.
You can run the whole process from your own country; you do not have to travel to the United Kingdom.
Risks and what to watch for
- The area is in transition: the 995 home scheme is not finished; construction will continue nearby for a while yet.
- The walk to the station is middling: the nearest station is 13 minutes away and the underground 20. Not ideal for the tenant who wants a station at the door.
- Few apartments are for sale: the 8 September 2026 list has 10 apartments available, and both the three bedroom and the four bedroom houses are reserved.
- Tenure is a 990 year leasehold: not freehold; the service charge is £4.50 per square foot.
Frequently asked questions
Is North Gate Park far from the centre? 8.5 kilometres as the crow flies, which puts it in the middle band of the London schemes in our portfolio. There is a direct link to the centre on the Victoria Line via Seven Sisters.
Are there houses as well? The scheme has three and four bedroom houses, but both are reserved on the 8 September 2026 list. What is available at the moment are the apartments.
What is the tenure? Leasehold, 990 years.
Can I buy remotely from abroad? Yes. For the details, our remote property purchase guide .
Can I use a mortgage? If you are buying to let, the deposit starts at 25%. Can a Turkish citizen get a mortgage in the UK is worth reading.
How much tax will I pay on rental income? The first £12,570 is tax free and the rest starts at 20%. rental income tax page sets it out band by band.
How Does It Compare With the Alternatives?
- Hornsey Town Hall: same borough, slightly closer to the centre, a historic building conversion.
- Woodberry Down: waterside location, closer to the centre, in a higher price band.
- Dagenham Green: a lower entry price and a higher yield, further from the centre.
Which one fits your aim is something we can work out together from your budget, your purpose and your exit plan. How price changes with location across London is set out in Londra uzaklık tablomuzda .
Answers to the most common questions on this topic: Is Buying a Home in London a Good Idea?
