Tottenham Hale's new village for first-timers

As a new district is born in north London, first-timers can purchase an affordable home and move in this summer, discovers Ruth Bloomfield
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New homes at Hale village
£140,000 the first 185 affordable flats are amoung 1,200 new homes being built at Hale Village with a shared ownership option that allows first-time buyers to take a 40 percent stake for £56,000
Though it includes one of London's biggest regeneration zones, until now, Tottenham Hale has flown very much beneath the radar.

The £400 million project to create Hale Village, an entirely new suburb of London, almost from nothing - complete with a new primary school, health centre, hotel and high street - has been quietly forging ahead for two years, despite the downturn's general building freeze.

"Residents of Tottenham Hale will be in pole position to get to the Olympic Park in 2012"

In April 2011, some 185 affordable homes will be launched as part of the scheme (the first of 1,200 planned new homes). And affordable is the word for this first phase: the one-bedroom flats on the site are full-priced from £140,000, and a 40 per cent share can be bought for a recession-busting £56,000. The two-bedroom apartments are priced from £166,000 and a 40 per cent share will cost £66,400. There is also one three-bedroom unit for sale.

Buyers have the option to purchase up to 75 per cent of a property - or wait and "staircase" their way to a larger share further down the line.The homes are available to first-time buyers, with preference given to people who live and work in Haringey, though with this many properties up for grabs the Newlon Housing Trust, which is managing the sales, says all would-be buyers will have a good chance.

Buyers have to earn less than £60,000 - with a minimum salary requirement of £21,000 for a one-bedroom flat or £24,000 for a two-bedroom property. All the homes will be ready to move into by the end of this summer, and will include fitted kitchens, all white goods, and carpets or wood laminate floors.

Hale village apartments
The homes at Hale village will be ready to move into by the end of this summer
So, just where is Hale Village?
The development is beside Tottenham Hale Tube station, sandwiched between Tottenham and Walthamstow in east London, and is the biggest building project in Haringey since the Sixties.

The 4.8-hectare site has been master-planned by leading architects BDP, with the 1,200 new homes for private sale being joined by another 357 built by Newlon, which will be rented at subsidised rates.

There are also digs for students studying at the University of the Arts London (an amalgamation of six institutions including Central Saint Martins College of Art and Design and Wimbledon College of Art) which should give the area a bit of a buzz. When the development is complete, there will be shops, restaurants, cafés, a hotel, school and park.

For the time being, inevitably, Tottenham Hale is very much a work in progress but the developer, Lee Valley Estates, hopes it will be finished in 2014.

"It has got fantastic transport links," says Qammer Hussain, sales manager at Newlon. "There is not very much in Tottenham Hale at the moment, but there are a couple of restaurants and local pubs, and the Regent's Canal. Tottenham High Road is five minutes walk away and there isn't really anything you can't buy there; you can also get any kind of food you want - it is a very diverse area."

Tottenham Hale is on the Victoria line, just four stops from King's Cross St Pancras.Overground trains take 15 minutes to Liverpool Street, and just over half an hour to Stansted airport. Stratford is 12 minutes by train which means that, as well as Tottenham High Road, residents will be within easy striking distance of the new Westfield Shopping Centre which opens later this year.

They will also be in pole position to get to the Olympic Park for next summer's Games.In terms of more local development, there is a glimmer of hope of improvements to the overcrowded Tottenham Hale station, albeit in the longer term. Network Rail and Transport for London have a stated aspiration to improve the facility, although as yet there is no funding in place to actually start the work.

The Pavilions apartment block
The new village on a 4.8 hectare site will include a cluster of apartment blocks such as The Pavilions
Tottenham Hotspur was supposed to give £2 million towards the £23.5 million scheme in return for planning consent to rebuild its nearby White Hart Lane stadium. However, since getting permission last year, the club-whose bid to take over the Olympic Stadium after the Games was knocked back-has declared the proposal financially unviable and therefore won't be handing over the money.

A spokesman for Spurs declined to comment on the suggestion that the club might now be looking at a completely new site for a stadium in Tottenham Hale itself, saying only that "all options are still being considered."

What is certain is that the polluted, traffic-logged Tottenham Hale gyratory system is on its way out thanks to Transport for London. Work has already started to improve the streetscape and facilities for pedestrians and cyclists, and the main project to restore two-way traffic will begin next year. This will have a cheering impact on a currently grimy, traffic-blighted underdog of a neighbourhood which is poised, finally, to come into its own.

For more information on affordable homes at Hale Village, see The first tranche of homes for sale on the site are available through Bellway Homes (

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