Reasons to move to Tottenham: Tottenham area guide and spotlight on 1 Ashley Road

Posted by Knight Frank Newcastle on 28th May 2019 -

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.

Quickly moving up the property league table, 10,000 new homes, a revamped football stadium and new schools are in the pipeline as the area braces itself for an influx of new residents wanting to be part of this rebooted, multicultural conurbation of North London. 

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 coffee have moved in along with the young professionals, artists and creatives - particularly those priced out of the warehouses spaces of Shoreditch and Hackney.

Developers and investors bring with them new enterprise and inward investment (over £1billion has already been committed for state-of-the-art new housing developments and improved transport facilities). 

What's new?

Once a quiet, upmarket riverside village turned gritty melting pot, Tottenham is changing once again - its skyline dotted with cranes as far as the eye can see. Designed and delivered by the team behind the super regeneration of King’s Cross and New York's Hudson Yards - Argent Related were given permission to proceed with a landmark project 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 co-working suites, a health centre for 30,000 local people and a landscaped, tree-lined open space the size of Trafalgar Square. 

Already a key transport hub Tottenham has been earmarked as a key interchange on the proposed north to south Crossrail 2 route. As of the first quarter of 2019, almost 40 large residential developments of at least 50 private units have approval within 3 kilometres of Tottenham Hale station compromising more than 10,000 new homes, to be delivered over the next decade.

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 £750m, 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 and an on-site bakery and microbrewery. Seating 60,000 visitors, 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.

Location

Straddling the N15 and N17 postcodes, Tottenham sits six miles north of King's Cross and is fringed by Harringey 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. 

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 been 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. 

Connection 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 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.

Open spaces

As far as parkland and green spaces in London go, Tottenham comes up 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. 

Food & drink

Tottenham has seen its selection of quality pubs, restaurants and cafes 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 local 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 baker selling the finest cakes and pastries.

House prices

House prices in Tottenham Hale have climbed 19% since 2016, outperforming the wider London market, according to analysis of Land Registry data. Despite this growth, the area performs well in terms of affordability compared to locations both in the immediate vicinity and compared with other stations along the Victoria Line.

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 Ashely 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, externally, 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 - Ashely 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 studio, 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 appliance feature 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 launched in April 2019 with completion earmarked for 2022; to register interest or find out more about the development: