Bounds Green · Haringey · Hornsey and Friern Barnet constituency · 51.60750, -0.12495

N11 2EX— Bounds Green, Haringey

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

The practical family move

 

Schools 100%Safety 78/100Transport 48/100Yield 4.46%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
78
Schools
60
Transport
48
Environment
60
Investment
59

The bottom line

N11 2EX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

N11 2EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.7% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for N11 2EX

🛡️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

“The practical family move”

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How N11 2EX 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

81.6 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

-0% vs borough

Crime by type

Other24%
Violence & sexual offences23%
Anti-social behaviour22%
Vehicle crime17%
Burglary5%
Drug offences4%
Theft3%
Robbery2%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.3km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area66.9 m²

EPC breakdown

C
15%
D
9%
E
1%

Based on 25 properties · Confidence: medium

Street mix

Flat 100%

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£167,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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 Trajectory

1995–2022 · CAGR

+7.2%

Total change

+559%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.8%

per year

Acceleration

+10.15

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£100k+81.7%2.5
Post-dot-com plateau2002–2004£133k£180k+35.7%1.3
Pre-crash peak2005–2007£176k£235k+33.3%1.3
GFC & correction2011–2011£220k£220k+0%1
Help-to-Buy recovery2014–2015£127k£331k+160%1
Pandemic surge2021–2021£330k£330k+0%1
Rate-rise correction2022–2022£363k£363k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.5% alpha

Flat/maisonette-2.5% α
Local
12.5%
District
15%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Bounds Green Underground StationPiccadilly
1 min walk
Bowes ParkNational Rail
4 min walk
Arnos Grove Underground StationPiccadilly
14 min walk
Wood Green Underground StationPiccadilly
19 min walk
Turnpike Lane Underground StationPiccadilly
31 min walk
No bus stops within 400m

56

Walkability score

128

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 park342m
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
NoiseHIGH
road
Noisier 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: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.2 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 · 985 m
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

74

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

7

Convenience

Nearest supermarketThe Bounds Greens · 48 m
5 tennis courts

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)

106m

Post office

Nearby shops

Station Supermarket59 m
Metro-X71 m
Eats and Bits78 m
Euro Food Centre108 m

Nearby cafes

Hot Milk70 m
Urban Baristas73 m
Sunrise Cafe180 m
CupTales405 m

Nearby restaurants

Firat Kebab and Fish Bar54 m
Flavas Chicken & Pizza72 m
Oriental Chef Noodle Cafe106 m
Dixon Chicken111 m

Nearby pubs

The Ranelagh207 m
Springfield Tavern266 m
Tap Room433 m
The Prince932 m

Nearby gyms

Giants Gym423 m
Myddleton Road Outdoor Gym639 m
Bowling Green784 m
Flex PT933 m

Nearby pharmacies

Warwick Pharmacy44 m
Clockwork Pharmacy105 m

Nearby health

Bounds Green Group Practice153 m
N13 Dental Clinic674 m
Bowes Road Clinic985 m
Food hygiene (5-star)52% of 56

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ESCALATE INC
INNOVATION DEVELOPMENT SOLUTIONS LIMITED
INNOVATION DEVELOPMENTS GROUP LIMITED
PROTEUS WATCHES LIMITED
S.S. LEVELING LTD

+1 more

Investment

Investment grade, yield and market outlook

59

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 score17/100
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

35.2

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,544m
Crossrail 2 route4,621m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,162 nationally

2,548

Est. population

8,775/km²

62%

Employed

48%

Degree educated

£46,900

Median income

7.1%

Claimant rate

Inner cityHigh densityEstablished mixed

41

Community stability

Age profile

26%
20%
23%
18%
Under 1826%
18–3420%
35–4923%
50–6418%
65+13%

Tenure

23%
22%
29%
24%
Own outright23%
Own (mortgage)22%
Private rent29%
Social rent24%
Shared ownership2%

Ethnicity

33%
29%
15%
White British33%
White Other29%
Asian10%
Black15%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household39%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent29%
Social rent24%

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)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
7
Local approval rate
83%
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
8
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
Aneurin Bevan House & 46-50, Aneurin Bevan House & 46-50, Tredegar Road, Bounds Green, N11 2QA35 homes
completed
Madison Apartments, Madison Apartments, Durnsford Road, Bounds Green Road, N11 2EQ20 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 2EX

Full postcodeN11 2EX
Postcode districtN11
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.607503
Longitude-0.124952
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