Bounds Green · Haringey · Hornsey and Friern Barnet constituency · 51.60849, -0.13262

N11 2NL— Bounds Green, Haringey

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

The family fortress

 

Schools 100%Safety 78/100Transport 33/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
58
Safety
78
Schools
100
Transport
33
Environment
74
Investment
46

The bottom line

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

The catch: 51 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N11 2NL

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 2NL

🛡️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 2NL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Martin of Porres Catholic Primary School

Not yet inspected · 1 min walk

KS2: 107.1

★★★

Secondary

Alexandra Park School

Outstanding · Inspected Feb 2023 · 10 min walk

P8: +0.81A8: 61.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 33 min walk

8 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.5km

Crime is +26% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,658/m²
Price per ft²£804/ft²
Avg floor area84.5 m²

EPC breakdown

C
3%
D
2%
E
3%

Based on 8 properties · Confidence: low

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£211,250
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)
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 Trajectory

1995–2025 · CAGR

+6.9%

Total change

+632%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.6%

per year

Acceleration

-30.07

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 11 sales

Property Type Mix

Total: 11 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£109k£195k+78.9%1
Post-dot-com plateau2003–2003£358k£358k+0%2
GFC & correction2010–2010£415k£415k+0%3
Help-to-Buy recovery2013–2015£530k£735k+38.7%1
Current market2025–2025£798k£798k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.1% alpha

Terraced-2.1% α
Local
2.1%
District
4.2%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Arnos Grove Underground StationPiccadilly line
10.3 min walk
New Southgate

Nearby stations

Bounds Green Underground StationPiccadilly
8 min walk
Arnos Grove Underground StationPiccadilly
11 min walk
New SouthgateNational Rail
12 min walk
Wood Green Underground StationPiccadilly
25 min walk
Southgate Underground StationPiccadilly
33 min walk
No bus stops within 400m

33

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge60 min ↑
Victoria ★51 min
Waterloo57 min ↑
Canary Wharf63 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)23
Nearest car park529m
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: 8.7 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 70%
More green space than 98% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.1 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

6 min walk

70%

Recommend GP

70%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBowes Road Clinic · 787 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

77

Parks (1km)

0

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ranelagh (377 m)

No restaurants within 800m — nearest: Firat Kebab and Fish Bar (586 m)

Nearest supermarketThe Bounds Greens · 579 m
10 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

645m

Post office

Nearby shops

Morrisons Daily501 m
Nisa Local523 m
Station Supermarket591 m
Metro-X612 m

Nearby cafes

Sunrise Cafe392 m
Starbucks516 m
Urban Baristas605 m
Hot Milk610 m

Nearby restaurants

Firat Kebab and Fish Bar586 m
Flavas Chicken & Pizza614 m
Dixon Chicken643 m
Oriental Chef Noodle Cafe644 m

Nearby pubs

The Ranelagh377 m
Springfield Tavern759 m
Arnos Arms856 m
The Maid of Muswell1.1 km

Nearby gyms

Bowling Green612 m
Arnos Pool786 m

Nearby pharmacies

Warwick Pharmacy575 m
Clockwork Pharmacy645 m

Nearby health

Bounds Green Group Practice431 m
Bowes Road Clinic787 m
Food hygiene (5-star)64% of 28

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

J AMIN CONSULTANCY LIMITED
SCOOT LOCK LTD

Investment

Investment grade, yield and market outlook

46

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
4.5% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

38.9

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,735m
Crossrail 2 route5,114m

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)
1
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
9
Local approval rate
84%
Borough approval rate
82%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
2
Under construction
2
Completed (3yr)
32
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)

London Square (Fmr Middlesex University Campus), London Square (Fmr Middlesex University Campus), Bounds Green Road, N11 2NQ260 homes
completed
Lock up Garages, Lock up Garages, Cline Road, N11 2NE9 homes
completed
8, 8, Churston Gardens, N11 2NL5 homes
completed
Land to rear of 1-11, Land to rear of 1-11, The Drive, N11 2DY3 homes
completed
79, 79, Blake Road, N11 2AJ3 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 2NL

Full postcodeN11 2NL
Postcode districtN11
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.608488
Longitude-0.132624
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