Bounds Green · Haringey · Southgate and Wood Green constituency · 51.60823, -0.12307

N11 2DE— Bounds Green, Haringey

Location and area intelligence for N11 2DE, Bounds Green, Haringey

The practical family move

 

Bottom 25% LondonSchools 100%Safety 85/100Transport 56/100Yield 4.10%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
85
Schools
60
Transport
56
Environment
61
Investment
52

The bottom line

N11 2DE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £468,750 median — a strong choice for Families.

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Location

N11 2DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-9.9% vs London avg
vs London income+6.4% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for N11 2DE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How N11 2DE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Bounds Green Junior School

Not yet inspected · 3 min walk

KS2: 105.1

—

Secondary

Laurel Park School

Not yet inspected · Inspected Nov 2024 · 10 min walk

P8: -0.35A8: 37.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 36 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

39.3 incidents per 1,000 residents

Better than 71% of London
→ Stable

-52% vs borough

Crime by type

Violence & sexual offences32%
Other21%
Anti-social behaviour20%
Vehicle crime15%
Burglary5%
Robbery3%
Drug offences2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.4km

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

£468,750

Median sale price

10% below London median

£468,750 is 10% below the London median (£520,000)

-42.1%

This year

Flat

Dominant type

Price history

5-year change
+12.4%
Sales (24 months)20
New build75.0%
Avg flat£468,750
Price per m²£8,538/m²
Price per ft²£793/ft²
Avg floor area56.3 m²

EPC breakdown

B
34%
C
22%
D
18%
E
6%

Based on 80 properties · Confidence: high

Street mix

Semi 5%Terraced 8%Detached 7%Flat 79%Other 2%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Stamp duty

Standard buyer£10,938
First-time buyerFTB
£2,188
Additional propertyBTL/2nd
£25,000

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.5×

Price-to-income

£2,345/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£140,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2024
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.4%

Total change

+378%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.4%

per year

Acceleration

-37.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 56 sales

Property Type Mix

Total: 56 sales

Detached7.1%
Semi-detached3.6%
Terraced8.9%
Flat/maisonette80.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£90k+56.5%1.4
Post-dot-com plateau2001–2003£71k£95k+33.8%1.5
Pre-crash peak2005–2005£150k£150k+0%1
GFC & correction2010–2010£150k£150k+0%1
Help-to-Buy recovery2014–2016£233k£180k-22.6%3.7
Brexit uncertainty2019–2019£595k£595k+0%6
Pandemic surge2020–2021£360k£417k+15.7%1.5
Rate-rise correction2023–2023£541k£541k+0%2
Current market2024–2026£475k£275k-42.1%7.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.6% alpha

Flat/maisonette+3.6% α
Local
8.1%
District
4.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing27
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bounds Green Underground StationPiccadilly line
1.9 min walk
Bowes Park

Nearby stations

Bounds Green Underground StationPiccadilly
2 min walk
Bowes ParkNational Rail
3 min walk
Arnos Grove Underground StationPiccadilly
14 min walk
Wood Green Underground StationPiccadilly
19 min walk
Turnpike Lane Underground StationPiccadilly
30 min walk
No bus stops within 400m

55

Walkability score

118

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★44 min
Waterloo51 min ↑
Canary Wharf57 min ↑
City49 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

1

Car parks (800m)

1

EV chargers (800m)

Nearest car park198m
Santander docks (800m)0
Nearest cycle dock4.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G94%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.6 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.4 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield849.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BOUNDS GREEN GROUP PRACTICE

THE SURGERY, GORDON ROAD, BOUNDS GREEN, NEW SOUTHGATE, N11 2PF

4 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 980 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

17

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

7

Convenience

Nearest supermarketThe Bounds Greens · 157 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

138m

Post office

Nearby shops

Metro-X128 m
Eats and Bits139 m
Euro Food Centre148 m
Bounds Green Supermarket153 m

Nearby cafes

Hot Milk94 m
Urban Baristas154 m
Sunrise Cafe272 m
CupTales327 m

Nearby restaurants

Flavas Chicken & Pizza124 m
Oriental Chef Noodle Cafe142 m
Firat Kebab and Fish Bar155 m
Dixon Chicken158 m

Nearby pubs

The Ranelagh291 m
Springfield Tavern299 m
Tap Room344 m
The Prince920 m

Nearby gyms

Giants Gym343 m
Myddleton Road Outdoor Gym534 m
Arnos Pool934 m
Flex PT1.0 km

Nearby pharmacies

Clockwork Pharmacy131 m
Warwick Pharmacy158 m

Nearby health

Bounds Green Group Practice306 m
N13 Dental Clinic556 m
Bowes Road Clinic980 m
Food hygiene (5-star)57% of 62

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

AMG BUILDING MANAGEMENT LTD
CANONBURY NATURAL HEALTH CLINIC LIMITED
GEOMARINE SOLUTIONS LTD
KEVIN 11 LTD
LIFT & GAIN LTD

+6 more

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.1% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

62.8

Price growth score

C
Low

Development pressure

High

New supply risk

High investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,607m
Crossrail 2 route4,570m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,801 nationally

2,213

Est. population

18,044/km²

71%

Employed

51%

Degree educated

£44,700

Median income

6.6%

Claimant rate

Urban coreVery high densityRenters

30

Community stability

Age profile

20%
24%
28%
19%
Under 1820%
18–3424%
35–4928%
50–6419%
65+9%

Tenure

17%
21%
54%
Own outright17%
Own (mortgage)21%
Private rent54%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

36%
35%
White British36%
White Other35%
Asian9%
Black7%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine15%
No car household52%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent54%
Social rent7%

vs. London

Income vs London+6.4%
Price vs London-9.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
11
Local approval rate
86%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
12
Under construction
2
Completed (3yr)
53
Largest scheme
134 homes · RAMUS TILES WORKS, 2, RAMUS TILES WORKS, 2, PALACE ROAD, N11
Pipeline pressure
LOW

Named schemes (500m)

RAMUS TILES WORKS, 2, RAMUS TILES WORKS, 2, PALACE ROAD, N11134 homes
completed
BOUNDS GREEN CENTRE, FORMER SCHOOL, BOUNDS GREEN CENTRE, FORMER SCHOOL, PARK ROAD, N1154 homes
completed
WOOD GREEN AND SOUTHGATE HOSPITAL, WOOD GREEN AND SOUTHGATE HOSPITAL, GORDON ROAD, N1137 homes
completed
Madison Apartments, Madison Apartments, Durnsford Road, Bounds Green Road, N11 2EQ20 homes
completed
52, 52, Bounds Green Road, N11 2EU13 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.7%
Ward turnout
48%
Election year
2026
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Emily ArkellLabour
Andrea HodgsonLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£468,750)

£10,938

Standard buyer

£2,188

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N11 2DE

Full postcodeN11 2DE
Postcode districtN11
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.608228
Longitude-0.123073
Parliamentary constituencySouthgate and Wood Green
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey