Bounds Green · Haringey · Hornsey and Friern Barnet constituency · 51.60629, -0.12289

N11 2QH— Bounds Green, Haringey

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 52/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
69
Schools
60
Transport
52
Environment
62
Investment
51

The bottom line

N11 2QH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

N11 2QH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N11 2QH

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How N11 2QH 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 · 1 min walk

KS2: 105.1

—

Secondary

Heartlands High School

Not yet inspected · 12 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 · 39 min walk

5 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

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hornsey Fire Station · 2.2km

Crime is +59% above 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£7,639/m²
Price per ft²£710/ft²
Avg floor area64.8 m²

EPC breakdown

B
1%
C
20%
D
25%
E
11%
G
1%

Based on 58 properties · Confidence: high

Street mix

Semi 48%Terraced 4%Detached 7%Flat 41%

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£162,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,017
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+6.5%

Total change

+478%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.0%

per year

Acceleration

-37.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 25 sales

Property Type Mix

Total: 25 sales

Detached8%
Semi-detached52%
Terraced4%
Flat/maisonette36%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£68k£171k+152.6%3
Post-dot-com plateau2002–2003£285k£250k-12.3%2
Pre-crash peak2006–2007£263k£226k-13.9%1.5
GFC & correction2009–2012£318k£228k-28.3%1
Help-to-Buy recovery2014–2016£371k£323k-13.1%2
Pandemic surge2021–2021£550k£550k+0%1
Rate-rise correction2022–2022£585k£585k+0%1
Current market2024–2026£600k£390k-35%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.5% alpha

Weakest performer

Semi-detached

-2.6% alpha

Flat/maisonette+3.5% α
Local
11.8%
District
8.3%
Semi-detached-2.6% α
Local
5.3%
District
7.9%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
1.5 min walk
Bowes Park

Nearby stations

Bounds Green Underground StationPiccadilly
2 min walk
Bowes ParkNational Rail
2 min walk
Arnos Grove Underground StationPiccadilly
17 min walk
Wood Green Underground StationPiccadilly
17 min walk
Turnpike Lane Underground StationPiccadilly
28 min walk
No bus stops within 400m

57

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)

1

EV chargers (800m)

Nearest car park395m
Santander docks (800m)0
Nearest cycle dock4.4 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: 8.3 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.2 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

3 min walk

70%

Recommend GP

70%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

7

Convenience

Nearest supermarketThe Bounds Greens · 150 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)

97m

Post office

Nearby shops

Bounds Green Supermarket88 m
Euro Food Centre91 m
Tesco Express93 m
Eats and Bits120 m

Nearby cafes

Urban Baristas123 m
Hot Milk161 m
CupTales243 m
Nicosia Cafe Bar307 m

Nearby restaurants

TGF Pizza72 m
Ilias grill76 m
Dixon Chicken85 m
Oriental Chef Noodle Cafe95 m

Nearby pubs

Springfield Tavern83 m
Tap Room278 m
The Ranelagh403 m
The Prince737 m

Nearby gyms

Giants Gym262 m
Myddleton Road Outdoor Gym488 m
Flex PT802 m

Nearby pharmacies

Clockwork Pharmacy101 m
Warwick Pharmacy154 m

Nearby health

Bounds Green Group Practice289 m
N13 Dental Clinic764 m
Food hygiene (5-star)59% of 56

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

COMFORT VOYAGE LIMITED
HA HORIZON ARCHITECTURE LTD
HORIZON ARCH. ESTATES LTD
I-TRODUCE LIMITED
NICE CARE HEALTH PRODUCTS LIMITED

+1 more

Investment

Investment grade, yield and market outlook

51

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months1

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

8/100

Velocity score

Future outlook

45.5

Price growth score

C
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,391m
Crossrail 2 route4,426m

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)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
6
Local approval rate
88%
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
Madison Apartments, Madison Apartments, Durnsford Road, Bounds Green Road, N11 2EQ20 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 2QH

Full postcodeN11 2QH
Postcode districtN11
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.606292
Longitude-0.122893
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