New Southgate · Enfield · Southgate and Wood Green constituency · 51.61277, -0.12192

N11 2JA— New Southgate, Enfield

Location and area intelligence for N11 2JA, New Southgate, Enfield

The family fortress

 

Schools 100%Safety 88/100Transport 41/100Yield 4.04%⚠ Knotweed sites nearby

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
66
Safety
88
Schools
60
Transport
41
Environment
73
Investment
64

The bottom line

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

The catches: high noise levels nearby; 50 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N11 2JA

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+10.0% vs London avg
vs London crime-65.0% vs London avg

Deep-dive guides for N11 2JA

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N11 2JA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Bowes Primary School

Not yet inspected · Inspected Jan 2025 · 3 min walk

KS2: 104.8

—

Secondary

Laurel Park School

Not yet inspected · Inspected Nov 2024 · 4 min walk

P8: -0.35A8: 37.9

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.8 incidents per 1,000 residents

Better than 84% of London
→ Stable

-69% vs borough

Crime by type

Other29%
Violence & sexual offences24%
Vehicle crime16%
Anti-social behaviour13%
Burglary11%
Drug offences4%
Theft2%
Robbery0%

Road safety

85

Road safety score

7

Accidents (5yr)

2

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.0km

Crime is 65% below London average

Property

Prices, sales volume and market trends

Avg floor area30.2 m²

EPC breakdown

C
26%
D
2%
E
1%

Based on 29 properties · Confidence: medium

Street mix

Terraced 86%Other 14%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/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£75,500
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 (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,773
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2007 · CAGR

+10.3%

Total change

+167%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.8%

per year

Acceleration

+57.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£158k£180k+14.3%1
Post-dot-com plateau2002–2004£300k£370k+23.3%1
Pre-crash peak2006–2007£303k£420k+38.8%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Bowes ParkNational Rail
8 min walk
Bounds Green Underground StationPiccadilly
8 min walk
Arnos Grove Underground StationPiccadilly
11 min walk
Wood Green Underground StationPiccadilly
24 min walk
Southgate Underground StationPiccadilly
28 min walk
No bus stops within 400m

45

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge60 min ↑
Victoria ★50 min
Waterloo58 min ↑
Canary Wharf64 min ↑
City55 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 park337m
Santander docks (800m)0
Nearest cycle dock4.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download445 Mbps
Superfast coverage100%
All operators 5G95%

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: 9.1 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.8 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

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°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

10 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 703 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ranelagh (579 m)

Nearest supermarketArnos Food & Wine · 17 m
3 tennis courts4 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

649m

Post office

Nearby shops

Nisa Local361 m
My Twins Supermarket511 m
Metro-X633 m
Eats and Bits645 m

Nearby cafes

Sunrise Cafe587 m
Hot Milk594 m
Urban Baristas657 m
CupTales731 m

Nearby restaurants

Golden Phoenix501 m
Flavas Chicken & Pizza629 m
Firat Kebab and Fish Bar652 m
Oriental Chef Noodle Cafe653 m

Nearby pubs

The Ranelagh579 m
Tap Room723 m
Arnos Arms795 m
Springfield Tavern805 m

Nearby gyms

Arnos Pool639 m
Giants Gym737 m
Myddleton Road Outdoor Gym811 m
Broomfield Park outdoor gym825 m

Nearby pharmacies

Clockwork Pharmacy642 m
Warwick Pharmacy650 m

Nearby health

N13 Dental Clinic66 m
Bowes Road Clinic703 m
Bounds Green Group Practice739 m
The Smile Studios Palmers Green925 m
Food hygiene (5-star)49% of 51

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

BAD GAMES LIMITED
EUROMARBLE GROUP LTD
EUROMARBLE LIMITED
HN OPTICAL LTD
HSN COMMERCE LTD

+3 more

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
£1,450London avg: £1,950/mo
Gross yield
4.0% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

29

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,098m
Crossrail 2 route4,851m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,340 nationally

1,970

Est. population

12,542/km²

68%

Employed

50%

Degree educated

£46,200

Median income

7.9%

Claimant rate

Inner cityHigh densityEstablished mixed

35

Community stability

Age profile

21%
24%
27%
16%
Under 1821%
18–3424%
35–4927%
50–6416%
65+11%

Tenure

24%
24%
47%
Own outright24%
Own (mortgage)24%
Private rent47%
Social rent4%
Shared ownership1%

Ethnicity

36%
34%
White British36%
White Other34%
Asian10%
Black8%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine17%
No car household45%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent47%
Social rent4%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
14
Local approval rate
92%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
2
Under construction
2
Completed (3yr)
45
Largest scheme
87 homes · 1-5 Lynton Court, 80 - 98, 1-5 Lynton Court, 80 - 98, Bowes Road, N13 4NP
Pipeline pressure
LOW

Named schemes (500m)

1-5 Lynton Court, 80 - 98, 1-5 Lynton Court, 80 - 98, Bowes Road, N13 4NP87 homes
completed
102 - 118 And Rear Of 120 - 138 (Site 6D ), 102 - 118 And Rear Of 120 - 138 (Site 6D ), Bowes Road, N13 4NP33 homes
completed
105 Bowes Road N13 4SB, N13 4SB9 homes
completed
32, 32, Brownlow Road, N11 2DE6 homes
completed
115, Bowes Road, N13 4SB5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.9%
Ward turnout
41%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Josh AbeyLabour
Nelly GyoshevaLabour

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Key facts for N11 2JA

Full postcodeN11 2JA
Postcode districtN11
BoroughLondon Borough of Enfield
WardNew Southgate
Latitude51.612769
Longitude-0.121918
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
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