The bottom line
N11 2BF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.
The catch: 50 min to victoria — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how N11 2BF scores on each.
Toggle a question above to see how N11 2BF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N11 2BF
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Postcode Personality
“The family fortress”
How N11 2BF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Bowes Primary School
Not yet inspected · Inspected Jan 2025 · 2 min walk
KS2: 104.8
Secondary
Laurel Park School
Not yet inspected · Inspected Nov 2024 · 1 min walk
100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km
Childcare
Childcare
Hampden Way Nursery School
Not inspected · 27 min walk
7 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
64.3 incidents per 1,000 residents
-13% vs borough
Crime by type
Road safety
99
Road safety score
1
Accidents (5yr)
4
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Southgate Fire Station · 1.7km
Crime is 1% below London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 9 properties · Confidence: low
LHA rates — Outer North East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Data not yet available for this postcode.
Buyer vs Seller Score
Market conditions index — insufficient data
Buyer vs Seller Score
Market conditions index — insufficient data
Data not yet available for this postcode.
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 4
Good
Nearby stations
30
Walkability score
66
Footpaths (500m)
0
Santander docks (800m)
5.0 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
3
Car parks (800m)
1
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Hampstead Heath Woods SSSI — 5.9 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): 1
Landslide susceptibility: Low
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
Climate
Local weather conditions and energy potential
1,510 hrs/yr
Sunshine
615 mm/yr
Rainfall
22.4°C
Summer avg
2.8°C
Winter avg
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
ARNOS GROVE MEDICAL CENTR
269 BOWES ROAD, NEW SOUTHGATE, N11 1BD
3 min walk
59%
Recommend GP
59%
Overall GP experience
2
GPs within 1km
3
Dentists within 1km
4
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
50
Parks (1km)
0
Restaurants (800m)
1
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
13
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Arnos Arms (394 m)
No restaurants within 800m — nearest: Arnos Kebab House (581 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
902m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
57
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
26.1
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 11,752 nationally
1,727
Est. population
13,187/km²
59%
Employed
42%
Degree educated
£43,500
Median income
5.4%
Claimant rate
44
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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