Bounds Green · Haringey · Hornsey and Friern Barnet constituency · 51.60750, -0.12406

N11 2ET— Bounds Green, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 53/100Yield 4.46%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
69
Schools
60
Transport
53
Environment
60
Investment
64

The bottom line

N11 2ET offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

N11 2ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.7% vs London avg
vs London crime+59.0% vs London avg

Deep-dive guides for N11 2ET

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How N11 2ET 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 · 2 min walk

KS2: 105.1

—

Secondary

Laurel Park School

Not yet inspected · Inspected Nov 2024 · 11 min walk

P8: -0.35A8: 37.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

103.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 3840.0%

+27% vs borough

Crime by type

Other32%
Violence & sexual offences26%
Anti-social behaviour15%
Vehicle crime10%
Theft7%
Drug offences4%
Robbery3%
Burglary3%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.3km

Crime is +59% above London average

Property

Prices, sales volume and market trends

Avg floor area61.5 m²

EPC breakdown

C
2%
D
2%

Based on 4 properties · Confidence: low

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£153,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £300k–£350k · P75: £300k–£350k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£300k£300k+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bounds GreenPiccadilly line
0.4 min walk
Bowes Park

Nearby stations

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

57

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

4.5 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 park303m
Santander docks (800m)0
Nearest cycle dock4.5 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: 8.5 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.3 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

2 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

15

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

7

Convenience

Nearest supermarketThe Bounds Greens · 51 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

60m

Post office

Nearby shops

Metro-X29 m
Eats and Bits42 m
Station Supermarket49 m
Euro Food Centre66 m

Nearby cafes

Hot Milk12 m
Urban Baristas52 m
Sunrise Cafe232 m
CupTales346 m

Nearby restaurants

Flavas Chicken & Pizza26 m
Firat Kebab and Fish Bar49 m
Oriental Chef Noodle Cafe62 m
Dixon Chicken74 m

Nearby pubs

Springfield Tavern235 m
The Ranelagh257 m
Tap Room373 m
The Prince892 m

Nearby gyms

Giants Gym364 m
Myddleton Road Outdoor Gym578 m
Bowling Green832 m
Flex PT931 m

Nearby pharmacies

Warwick Pharmacy52 m
Clockwork Pharmacy56 m

Nearby health

Bounds Green Group Practice211 m
N13 Dental Clinic653 m
Bowes Road Clinic1.0 km
Food hygiene (5-star)53% of 60

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

NORTH LONDON CATERING SERVICES LIMITED

Investment

Investment grade, yield and market outlook

64

Investment score

Good

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
4.5% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

33.8

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,535m
Crossrail 2 route4,572m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,377 nationally

1,904

Est. population

11,449/km²

63%

Employed

43%

Degree educated

£46,900

Median income

7.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

31

Community stability

Age profile

21%
30%
22%
19%
Under 1821%
18–3430%
35–4922%
50–6419%
65+8%

Tenure

33%
42%
Own outright10%
Own (mortgage)10%
Private rent33%
Social rent42%
Shared ownership5%
Rent free0%

Ethnicity

21%
28%
24%
White British21%
White Other28%
Asian11%
Black24%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine20%
No car household48%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent42%
Private rent33%

vs. London

Income vs London+11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
8
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
9
Under construction
2
Completed (3yr)
51
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
Catherine West (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Emily ArkellLabour
Andrea HodgsonLabour

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Key facts for N11 2ET

Full postcodeN11 2ET
Postcode districtN11
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.607497
Longitude-0.124057
Parliamentary constituencyHornsey and Friern Barnet
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