New Southgate · Enfield · Southgate and Wood Green constituency · 51.61231, -0.12782

N11 2LB— New Southgate, Enfield

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

The family fortress

 

Schools 100%Safety 81/100Transport 41/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
81
Schools
60
Transport
41
Environment
64
Investment
45

The bottom line

N11 2LB 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.

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Location

N11 2LB

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+3.6% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for N11 2LB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N11 2LB 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 · 5 min walk

P8: -0.35A8: 37.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.3 incidents per 1,000 residents

Better than 51% of London
→ Stable

-13% vs borough

Crime by type

Anti-social behaviour30%
Other29%
Violence & sexual offences17%
Vehicle crime10%
Drug offences6%
Theft4%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.0km

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N11 district median

£430,500

Based on 83 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£8,469/m²
Price per ft²£787/ft²
Avg floor area89.9 m²

EPC breakdown

C
4%
D
18%
E
6%

Based on 28 properties · Confidence: medium

Street mix

Terraced 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£224,750
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 £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.8%

Total change

+840%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.9%

per year

Acceleration

+32.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 62 sales

Property Type Mix

Total: 62 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£156k+87.4%2.7
Post-dot-com plateau2001–2004£177k£255k+44.1%3.5
Pre-crash peak2005–2007£260k£334k+28.6%2
GFC & correction2008–2012£355k£292k-17.7%2
Help-to-Buy recovery2014–2015£480k£650k+35.4%1
Brexit uncertainty2017–2019£640k£520k-18.8%2.3
Pandemic surge2021–2021£708k£708k+0%2
Rate-rise correction2022–2022£754k£754k+0%2
Current market2024–2025£655k£785k+19.8%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7.4%
District
7.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
7.3 min walk
Bowes Park

Nearby stations

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

38

Walkability score

82

Footpaths (500m)

0

Santander docks (800m)

4.8 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park517m
Santander docks (800m)0
Nearest cycle dock4.8 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 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
NoiseLOW
none
Quieter 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 AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.6 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

ARNOS GROVE MEDICAL CENTR

269 BOWES ROAD, NEW SOUTHGATE, N11 1BD

5 min walk

59%

Recommend GP

59%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 421 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Ranelagh (399 m)

Nearest supermarketArnos Food & Wine · 404 m
1 tennis courts4 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

655m

Post office

Nearby shops

Nisa Local210 m
Rozberin Food & Wine605 m
Metro-X623 m
Station Supermarket625 m

Nearby cafes

Sunrise Cafe424 m
Hot Milk590 m
Urban Baristas637 m
Starbucks666 m

Nearby restaurants

Flavas Chicken & Pizza620 m
Firat Kebab and Fish Bar621 m
Arnos Kebab House652 m
Oriental Chef Noodle Cafe657 m

Nearby pubs

The Ranelagh399 m
Arnos Arms519 m
Springfield Tavern830 m
Tap Room890 m

Nearby gyms

Arnos Pool378 m
Giants Gym893 m
Bowling Green1.1 km

Nearby pharmacies

Warwick Pharmacy613 m
Clockwork Pharmacy650 m

Nearby health

Bowes Road Clinic421 m
N13 Dental Clinic473 m
Bounds Green Group Practice603 m
Food hygiene (5-star)47% of 43

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ROUND PACE WALKS LTD
SUPER SECRET STUDIO CLUB LTD
TOPBIM SERVICES LTD

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.6

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,101m
Crossrail 2 route5,115m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,752 nationally

1,727

Est. population

13,187/km²

59%

Employed

42%

Degree educated

£43,500

Median income

5.4%

Claimant rate

Inner cityHigh densityEstablished mixed

44

Community stability

Age profile

27%
21%
23%
17%
Under 1827%
18–3421%
35–4923%
50–6417%
65+11%

Tenure

25%
24%
22%
24%
Own outright25%
Own (mortgage)24%
Private rent22%
Social rent24%
Shared ownership5%
Rent free0%

Ethnicity

29%
22%
19%
White British29%
White Other22%
Asian19%
Black13%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine17%
No car household30%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Social rent24%
Private rent22%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
10
Local approval rate
83%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
2
Under construction
2
Completed (3yr)
42
Largest scheme
260 homes · London Square (Fmr Middlesex University Campus), London Square (Fmr Middlesex University Campus), Bounds Green Road, N11 2NQ
Pipeline pressure
LOW

Named schemes (500m)

23, 23, Telford Road, London, N11 2RA62 homes
completed
43-57, 43-57, Telford Road, LONDON, N1333 homes
completed
10, Warwick Road, N11 2TJ10 homes
completed
12, Warwick Road, N11 2TJ10 homes
completed
14, Warwick Road, N11 2TJ8 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 2LB

Full postcodeN11 2LB
Postcode districtN11
BoroughLondon Borough of Enfield
WardNew Southgate
Latitude51.612305
Longitude-0.127816
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