Bounds Green · Haringey · Hornsey and Friern Barnet constituency · 51.60539, -0.12269

N11 2PP— Bounds Green, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 50/100Yield 4.46%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
69
Schools
60
Transport
50
Environment
62
Investment
64

The bottom line

N11 2PP 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.

Check your dealbreakers

Toggle the things that matter to you — see how N11 2PP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N11 2PP meets your needs.

Location

N11 2PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N11 2PP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N11 2PP with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How N11 2PP 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

Heartlands High School

Not yet inspected · 11 min walk

P8: +0.45A8: 50.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 40 min walk

7 primaries · 2 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

5

Accidents (5yr)

3

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.1km

Crime is +59% above London average

Property

Prices, sales volume and market trends

Avg floor area49.5 m²

EPC breakdown

C
14%
D
12%
E
6%
F
1%

Based on 33 properties · Confidence: high

Street mix

Semi 14%Terraced 43%Flat 29%Other 14%

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£123,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1997–2010 · CAGR

+7.6%

Total change

+158%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

+7.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Terraced50%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£68k£68k+0%1
Post-dot-com plateau2001–2004£172k£250k+45.3%1
Pre-crash peak2007–2007£200k£200k+0%1
GFC & correction2010–2010£175k£175k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bounds Green Underground StationPiccadilly line
2.5 min walk
Bowes Park

Nearby stations

Bounds Green Underground StationPiccadilly
3 min walk
Bowes ParkNational Rail
3 min walk
Wood Green Underground StationPiccadilly
16 min walk
Arnos Grove Underground StationPiccadilly
18 min walk
Turnpike Lane Underground StationPiccadilly
27 min walk
No bus stops within 400m

56

Walkability score

126

Footpaths (500m)

0

Santander docks (800m)

4.4 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

2

Car parks (800m)

4

EV chargers (800m)

Nearest car park491m
Santander docks (800m)0
Nearest cycle dock4.4 km

Connectivity

Broadband and mobile coverage

96%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed482 Mbps
Median download450 Mbps
Superfast coverage96%
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: 8.2 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 19%
Above average green space

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

4 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

111

Parks (1km)

19

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

7

Convenience

Nearest supermarketThe Bounds Greens · 235 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

194m

Post office

Nearby shops

Tesco Express9 m
Bounds Green Supermarket86 m
Euro Food Centre187 m
Eats and Bits213 m

Nearby cafes

Urban Baristas212 m
CupTales254 m
Hot Milk259 m
Nicosia Cafe Bar312 m

Nearby restaurants

TGF Pizza165 m
Ilias grill169 m
Dixon Chicken179 m
Oriental Chef Noodle Cafe191 m

Nearby pubs

Springfield Tavern18 m
Tap Room292 m
The Ranelagh486 m
The Prince653 m

Nearby gyms

Giants Gym271 m
Myddleton Road Outdoor Gym489 m
Flex PT704 m
Wood Green Common Multi Use Game Area1.1 km

Nearby pharmacies

Clockwork Pharmacy199 m
Warwick Pharmacy239 m

Nearby health

Bounds Green Group Practice340 m
N13 Dental Clinic861 m
Food hygiene (5-star)62% of 60

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

AURORA1 LTD
BOUNDS EXPRESS LIMITED
DOGAN APPLIANCE REPAIR LIMITED
OREGGON LTD
R & S ZABDEE LTD

+2 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
£1,600London 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

33.8

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,290m
Crossrail 2 route4,354m

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)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
5
Local approval rate
100%
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
12
Under construction
2
Completed (3yr)
89
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
68-76, 68-76, TRURO ROAD, N2229 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

Live in N11 2PP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N11 2PP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

Similar postcodes

Frequently asked questions

📍 Track N11 2PP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N11 2PP

Full postcodeN11 2PP
Postcode districtN11
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.605389
Longitude-0.122685
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