Commercial Mortgages Haringey
Haringey is the smallest north London borough by area at 29.6 square kilometres, with 261,811 residents and an unusually sharp east to west gradient. Wood Green is a Metropolitan centre, Tottenham is one of the largest regeneration programmes in London, and Crouch End and Muswell Hill are high-value independent high streets. We arrange commercial mortgages across N4, N8, N10, N15, N17 and N22 on retail, mixed-use blocks, licensed HMOs, workshops, restaurants and premises bought by the businesses that trade from them.
A commercial mortgage in Haringey is long-term secured debt against business premises, underwritten on rental cover, trading profit or EBITDA depending on how the property is held. Commercial Mortgages London is a specialist commercial mortgage broker arranging owner-occupier, investment, semi-commercial and trading-business mortgages across Haringey.
Main postcodes: N4, N8, N10, N15, N17, N22. London outcodes cross borough boundaries, so this is the core set rather than an exhaustive one.
39 commercial-relevant planning applications live on the North London register.
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Haringey: Wood Green, Tottenham and a contested Inner London status
Haringey packs more variation into 29.6 square kilometres than any borough in this sub-region. Wood Green in N22 is one of the fourteen Metropolitan centres in the London Plan network and sits inside the Wood Green and Haringey Heartlands Opportunity Area, one of 47 designated across London. Tottenham in N15 and N17 carries the borough's largest regeneration programme and its industrial tail along the Lee Valley corridor. Crouch End in N8 and Muswell Hill in N10 are high-value independent high streets with restaurant, professional and specialist retail frontage. Green Lanes running up through N4 is one of the longest continuous commercial parades in London. Those are four genuinely different markets with four different valuation profiles.
The borough also sits on a classification fault line worth knowing about. Under the statutory definition in the London Government Act 1963 Haringey is Outer London. Under the ONS and Eurostat definition it is Inner London. It is one of only three boroughs where the two definitions disagree, alongside Greenwich and Newham. That is not pedantry: Inner and Outer London is a live lending criterion inside some banks, affecting which desk handles a file and what yield assumptions get applied. When a lender's criteria turn on it, we state which definition we are using rather than letting the ambiguity ride into an offer.
HM Land Registry recorded 1,593 open-market residential sales across Haringey in the twelve months to 29 May 2026 at a median of £585,000, up 3.1% on the year, effectively level with Barnet at £586,000 and well above Enfield at £477,000. The spread by type is the widest in the sub-region: detached at £2,125,000, semi-detached at £1,175,000, terraced at £770,000 and flats at £460,000. Sixteen of the 1,593 sales were new build against 1,577 existing, and that cohort priced 24% below the general median. The detached and semi-detached figures are concentrated in Muswell Hill and Highgate Borders and should be read as a thin sample rather than a borough-wide number.
The 39 commercial-relevant applications we read on the Haringey register on 26 July 2026 point at two things. First, houses in multiple occupation, which dominate the file list across Tottenham, Wood Green and Green Lanes, several of them retrospective or seeking a certificate of lawful existing use. Second, industrial and commercial floorspace moving to residential, including a Class B2 unit on Craven Park Road. For borrowers that means the borough produces a lot of rent-roll assets and a lot of change-of-use plays, and comparatively fewer straightforward let investments than its Metropolitan centre status might suggest.
Change of use dominates the 39 files on the Haringey register
Haringey Council publishes a machine-readable register and we read it on 26 July 2026. It held 39 commercial-relevant applications, the second largest readable pipeline in north London behind Enfield's 78. Five below show what the borough is generating. HGY/2026/1641 at 28 Willingdon Road in Wood Green seeks a certificate of lawful development for existing use as a large-scale HMO for up to 12 residents across 8 households in sui generis use, which is a rent-roll asset of real size. HGY/2026/1660 on West Green Road in Tottenham converts a five-bedroom flat to a six-person Class C4 HMO, retrospectively. HGY/2026/1976 on Willoughby Lane does the same from a dwellinghouse. HGY/2026/1809 at 20 to 22 Craven Park Road takes a Class B2 industrial unit into residential use. HGY/2026/1342 on Carlingford Road erects an external garden office, the small-scale workspace demand that never reaches an agent.
The Haringey asset mix, from Muswell Hill down to Tottenham Hale
Wood Green Metropolitan centre retail
The borough's principal retail pitch in N22, priced on covenant and unexpired term, ICR 140 to 160%.
Large sui generis and licensed HMOs
The dominant file type on the register. Priced on room-by-room rent roll with licensing evidence, 6.5 to 8.5% pa.
Green Lanes parade frontage
One of the longest continuous commercial parades in London through N4 and N8, mostly shop with flats over.
Crouch End and Muswell Hill independents
High-value restaurant, professional and specialist retail frontage on thin commercial comparables.
Tottenham industrial and conversion stock
Class B2 and B8 units in N15 and N17, several heading for residential use, funded on a bridge with a defined exit.
Mixed-use blocks
Commercial at street level with residential above under one title, blended cover, LTV to 75%, 6.5 to 8.5% pa.
Financing options across N4, N8, N15, N17 and N22
Large HMOs held on one title are priced on rent roll at 6.5 to 8.5% through lenders who work that class, not on a residential product. Let Wood Green and Green Lanes retail routes through a commercial investment mortgage on interest cover at 140 to 160%. Parade titles with flats above route through semi-commercial at up to 75% LTV. Industrial units bought for conversion take a commercial bridge at 8.5 to 11.0% with a sale or term exit on the finished scheme. Crouch End and Muswell Hill restaurants go through a trading business mortgage at 7.0 to 9.0%. Firms buying their own premises use an owner-occupier commercial mortgage at 6.0 to 7.5%. Where a cheap first charge is worth keeping, a second-charge commercial mortgage at 8.5 to 11.0% can beat a full refinance.
Commercial investment
Let Metropolitan and District centre floorspace, ICR 140 to 160%, LTV 65 to 75%, 6.5 to 8.5% pa.
Mixed-use
Commercial at street level with residential above under one title, blended cover, LTV to 75%, 6.5 to 8.5% pa.
HMO and converted block
Large single-title HMOs, the dominant change-of-use file in this borough, priced on rent roll at 6.5 to 8.5% pa.
Bridge-to-let
Vacant units and industrial-to-residential conversions, 8.5 to 11.0% pa, termed out on completion.
Trading business
Food, leisure and childcare operators underwritten on accounts, LTV 60 to 70%, 7.0 to 9.0% pa.
How the lender shortlist changes between Crouch End and Tottenham
Sharply, and it is one of the more polarised boroughs on this site. Shawbrook, InterBay Commercial and Paragon take the bulk of what we place here, because so much of the borough stock is licensed HMO and shop with flats over, and they handle Article 4 and licensing conditions as routine. NatWest, Lloyds, Barclays and Santander engage on well-let Wood Green Metropolitan centre stock and on the larger Crouch End and Muswell Hill investment tickets at 60 to 65% LTV. Cynergy Bank, LendInvest, Together and Recognise fund Tottenham conversion plays, part-vacant industrial and shorter unexpired terms, which is where much of the borough activity actually is. Allica, Cambridge and Counties, Hampshire Trust and Aldermore cover owner-occupied workshops and small industrial. Commercial comparables in Crouch End and Muswell Hill are thin, so we brief valuers with local lettings evidence before instruction.
Property types we finance in Haringey
Asset classes most active in Haringey, each linked to the dedicated finance structure, lender appetite and typical terms for that property type.
Haringey commercial mortgage rates, fees and deposit
The commercial mortgage rates we are placing in Haringey at mid-2026 sit at 6.5 to 8.5% pa for the dominant local profile, which here is high-street retail and semi-commercial investment. Expect loan to value of 65 to 75%, which puts the deposit or retained equity at roughly a quarter to a third of the value of the property. Owner-occupied business borrowing prices from 6.0 to 7.5% pa, commercial investment from 6.5 to 8.5% pa, and trading businesses from 7.0 to 9.0% pa. A commercial remortgage on an asset you already hold in N4, N8, N10 and the surrounding outcodes runs 6.0 to 8.0% pa.
Costs beyond the rate are where Haringey deals are won or lost. Arrangement fees run 1.0 to 2.0% of the facility. Valuation fees start around £1,500 on a single unit and reach £8,000 or more on a multi-let London building, and the RICS Red Book valuation is the critical path on almost every case, so we instruct it in week one. Legal costs run £4,000 to £15,000. Stamp duty land tax applies at the non-residential rates. Check early repayment charges before you fix, because a five-year fix broken in year two is rarely the cheapest way to repay. Local pricing context: the median transaction in Haringey LPA is £585,000, which is residential data we use only as a temperature gauge for the surrounding market.
Bridging finance in Haringey, and when it is the right answer
Not every Haringey purchase fits a term facility on day one. An auction lot, a vacant unit that needs letting before a lender will price it, or a change-of-use scheme awaiting consent all point at commercial bridging first. Bridging loans run 8.5 to 11.0% pa, or 0.70 to 0.95% per month, over three to twenty-four months, and exit onto a commercial mortgage once the asset is income-producing. We only recommend bridging finance where the exit is genuinely identified and underwritten, because an unplanned bridge is the most expensive money in commercial finance. If the term lender will take the deal now, we will tell you to skip the bridge.
Which Haringey commercial mortgage lenders to approach
There is no single best lender for Haringey commercial property, only the right lender for this building on this week's credit appetite. High-street commercial lenders price keenest on prime business: Lloyds, NatWest, Barclays and Santander all compete where the covenant is strong. Challenger lenders such as Allica, Aldermore, Cambridge and Counties, OakNorth and Paragon take most of the SME and mid-market finance in N4, N8, N10 and the surrounding outcodes. Specialist lenders, Shawbrook, InterBay Commercial, LendInvest, Cynergy Bank, Together and Hampshire Trust, cover the semi-commercial, multi-let and shorter-lease commercial finance the high street declines.
Comparing those finance options properly is the work. Most brokers send a deal to two lenders they know. We benchmark it across the panel, because the difference between the third-best and the best quote on a Haringey commercial property is usually worth more than every fee in the transaction combined. We arrange commercial mortgages, commercial remortgages, portfolio facilities, second charges and bridging loans. We do not arrange unsecured business loans, and we do not arrange buy-to-let mortgages on residential property, so if that is what your deal needs we will say so and point you elsewhere rather than waste a month finding out.
On eligibility, the property finance question we are asked most in Haringey is what a lender needs before it will commit. For owner-occupied business, two years of filed accounts is the usual minimum, though twelve to eighteen months places comfortably in well-understood sectors. For investment properties the eligibility test is about the tenant, the lease and the cover ratio rather than about you personally. Clean credit for the company and its directors matters throughout, and a full inspection rather than a desktop valuation is worth insisting on, because a thin report can cost five to ten percentage points of LTV. Send us the property market context you already have, the lease or the accounts, and we will tell you which lenders will look at it before you spend anything.
Live commercial planning in Haringey
39 commercial-relevant applications sit on the register for this area. Each one is a building changing use, changing hands or changing size, and most of them need finance at some point in that process. Read on 2026-07-26.
- HGY/2026/16602026-07-20
Flat A 42 West Green Road Tottenham London N15 5NP
Change of use of 5-bedroom self-contained flat (Use Class C3) to a 6-bed 6-person House in Multiple Occupation (HMO) (Use Class C4) (Retrospective).
N15 5NPView on portal → - HGY/2026/19312026-07-17
25 Embassy Court Bounds Green Road Wood Green London N11 2HA
Change of use of a self-contained flat (Class C3) to a small-scale HMO (Class C4) with 3 bedroom for 4 occupants. (Retrospective)
N11 2HAView on portal → - HGY/2026/18092026-07-15
20-22 Craven Park Road London N15 6AB
Change of use of No.20 from Class B2 to residential (C3), erection of a part first floor extension, elevational alterations and amalgamation to provide a single dwellinghouse
N15 6ABView on portal → - HGY/2026/19762026-07-14
157 Willoughby Lane Tottenham London N17 0RT
Change of use of the property from a dwellinghouse (Class C3 Use) to a four-bedroom HMO for up to six occupants (Class C4 Use).
N17 0RTView on portal → - HGY/2026/19752026-07-14
127 The Roundway Tottenham London N17 7HD
Change of use of the property from a dwellinghouse (Class C3 Use) to a four-bedroom HMO for up to six occupants (Class C4 Use).
N17 7HDView on portal → - HGY/2026/13422026-07-14
First And Second Floor Flat 177 Carlingford Road Tottenham London N15 3ET
Erection of an external garden office to the rear of the garden
N15 3ETView on portal →
Source: the Haringey Public Access planning register, filtered for Class E, B2 and B8 uses, change of use into commercial, and trading-business consents. Planning activity is a market signal, not a measure of commercial lending volume.
Haringey sold-price data
Live HM Land Registry transaction data for the Haringey local authority area. Use this as market evidence when appraising your scheme or testing GDV assumptions.
Median price
£585K
+3.1% YoY
Transactions (12m)
1,593
Completed sales
New-build share
1.0%
16 new-build sales
New-build premium
+-24.0%
vs existing stock
Median price by property type
Detached
£2.13M
Semi-detached
£1.18M
Terraced
£770K
Flat / Apartment
£460K
Recent transactions
| Date | Postcode | Address | Type | Price |
|---|---|---|---|---|
| 26 May 2026 | N15 3BA | 36, CONWAY ROAD | Flat / Apartment | £300K |
| 22 May 2026 | N15 3BD | 26, CONWAY ROAD | Terraced | £647K |
| 22 May 2026 | N13 6AL | 91, NORFOLK AVENUE | Terraced | £540K |
| 21 May 2026 | N13 6AJ | 82, NORFOLK AVENUE | Terraced | £575K |
| 21 May 2026 | N22 6QG | 148, HEWITT AVENUE | Terraced | £600K |
| 19 May 2026 | N8 7EX | FLAT 2, 32, PRIORY ROAD | Flat / Apartment | £450K |
| 15 May 2026 | N4 4BU | 5A, FLORENCE ROAD | Flat / Apartment | £653K |
| 14 May 2026 | N22 6JL | 203, LYMINGTON AVENUE | Terraced | £670K |
Source: HM Land Registry Price Paid Data, Haringey LPA. Updated 29 May 2026. Residential transactions, PPD category A. Used as a market-temperature gauge for the surrounding area, not as a measure of commercial transaction volume.
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