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N11 2PP

Bounds Green Road · Bounds Green · Haringey

N11 2PP is in Bounds Green, Haringey — exceptional school provision — 100% Good or Outstanding.

Crime is 90% below the London average.

Nearest tube: Bounds Green Underground Station, 2.5 min

Best for:FamiliesCommutersYoung professionals
76
i
Liveability
99
i
Safety
71
i
Transport
62
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Environment
89
i
Amenity
56
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Property
London liveability rankTop 13% in London
OverallGood
For buyersExcellent
InvestmentNeutral
RiskMedium
Inner city · High density
Updated 29 May 2026
Compare N11 2PP with…
N11 2PP
76Liveability
99Safety
71Transport

Deep-dive guides for N11 2PP

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

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At a glance

  • 📍N11 2PP is in Bounds Green, Haringey — exceptional school provision — 100% Good or Outstanding.
  • 🏠Crime is 90% below the London average.
  • 👤Best for: Families, Commuters, Young professionals
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Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area48 m²

EPC breakdown

B
1%
C
18%
D
14%
E
7%
F
1%

Based on 41 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£120,000
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)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialLow

Investment

Rental yield, rent and gentrification

56

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent£1,600
Gross yield3.59% (average)
Gentrification score17/100

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

Low

Price growth potential

High

Development pressure

High

New supply risk

Safety

29 May

Crime rates and local incidents

LOW CRIME

6.3 incidents per 1,000 residents

↑ Rising 50.0%

-89% vs borough

Crime by type

Violence & sexual offences5
Other3
Vehicle crime2
Drug offences1
Burglary1
Anti-social behaviour0
Theft0
Robbery0

Road safety

95

Road safety score

5

Accidents (5yr)

Crime is 190% below London average

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
🚇
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

80

Walkability score

126

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

55 min

London Bridge

57 min

Victoria

58 min

Waterloo

61 min

Canary Wharf

41 min

City ★

Source: TfL Journey Planner (sector-level)

Location

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

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 40 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 24.0 µg/m³ · PM2.5: 10.0 µg/m³
NoiseHIGH
road
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%

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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

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%74.5%

Demographics

22 Apr

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Rank: 6,377 nationally

1,904

Est. population

11,449/km²

63%

Employed

43%

Degree educated

£46,900

Median income

8.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

31

Community stability

Age profile

Under 1821%
18–3430%
35–4922%
50–6419%
65+8%

Tenure

Own outright10%
Own (mortgage)10%
Private rent33%
Social rent42%
Shared ownership5%
Rent free0%

Ethnicity

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)

Private rent 33%Social rent 42%

vs. London

Income vs London+11.7%

Politics

Local councillors and MP

Ward majorityLabour
Ward majority vote19.7%
Ward turnout48%
Election year2026
MPCatherine West (Labour)
MP majority15,300
ConstituencySouthgate and Wood Green

Councillors

Emily ArkellLabour
Andrea HodgsonLabour

Amenities

Shops, restaurants, parks and more

111

Parks (1km)

19

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

7

Convenience

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

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 58

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