New Southgate · Enfield · Southgate and Wood Green constituency · 51.61461, -0.12810

N11 2RA— New Southgate, Enfield

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

The family fortress

 

Schools 100%Safety 81/100Transport 44/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
81
Schools
60
Transport
44
Environment
63
Investment
49

The bottom line

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

The catches: very high noise — check proximity to rail lines; 50 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N11 2RA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for N11 2RA

🛡️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 2RA 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 · 3 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 · 27 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

85

Road safety score

11

Accidents (5yr)

1

KSI (5yr)

7

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.8km

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£4,831/m²
Price per ft²£449/ft²
Avg floor area74.6 m²

EPC breakdown

B
62%
C
2%

Based on 64 properties · Confidence: high

Street mix

Semi 38%Flat 44%Other 19%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£186,500
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+4.1%

Total change

+163%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.0%

per year

Acceleration

+37.78

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached46.2%
Flat/maisonette53.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£136k£203k+49.3%1
GFC & correction2011–2011£206k£206k+0%4
Brexit uncertainty2017–2019£106k£132k+24.3%1
Rate-rise correction2022–2023£136k£450k+230.9%1
Current market2024–2025£325k£358k+10%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Arnos Grove Underground StationPiccadilly line
4.6 min walk
Bowes Park

Nearby stations

Arnos Grove Underground StationPiccadilly
5 min walk
Bounds Green Underground StationPiccadilly
11 min walk
Bowes ParkNational Rail
12 min walk
Southgate Underground StationPiccadilly
25 min walk
Wood Green Underground StationPiccadilly
29 min walk
No bus stops within 400m

29

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

5.0 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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park393m
Santander docks (800m)0
Nearest cycle dock5.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

80%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download445 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 waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 34%
More green space than 78% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.8 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

2 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 · 229 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Arnos Arms (322 m)

Nearest supermarketArnos Food & Wine · 460 m
6 tennis courts9 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)

898m

Post office

Nearby shops

Nisa Local449 m
Rozberin Food & Wine455 m
Sainsbury's Local566 m
Morrisons Daily695 m

Nearby cafes

Sunrise Cafe681 m
Starbucks707 m
Hot Milk833 m
Urban Baristas885 m

Nearby restaurants

Arnos Kebab House499 m
Flavas Chicken & Pizza866 m
Firat Kebab and Fish Bar870 m
Oriental Chef Noodle Cafe901 m

Nearby pubs

Arnos Arms322 m
The Ranelagh657 m
Springfield Tavern1.1 km

Nearby gyms

Arnos Pool165 m
Equals Results1.1 km

Nearby pharmacies

Warwick Pharmacy862 m
Clockwork Pharmacy893 m

Nearby health

Bowes Road Clinic229 m
N13 Dental Clinic514 m
Bounds Green Group Practice860 m
Food hygiene (5-star)35% of 40

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

BLN CONTRACTORS LTD
DEIMUTH GROUP LTD
GANPAT 888 SERVICES LTD
KOLACH LTD
ODDXTY LIMITED

+1 more

Investment

Investment grade, yield and market outlook

49

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

36.1

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,357m
Crossrail 2 route5,301m

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)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
12
Local approval rate
72%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
2
Under construction
2
Completed (3yr)
42
Largest scheme
62 homes · 23, 23, Telford Road, London, N11 2RA
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
LAND ADJACENT TO 63, LAND ADJACENT TO 63, WILMER WAY, LONDON, N14 7HU4 homes
completed
338, 338, Bowes Road, London, N11 1AN4 homes
completed
Rear of 33-39, Rear of 33-39, Warwick Road, Shrewsbury Road, N11 2SD4 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 2RA

Full postcodeN11 2RA
Postcode districtN11
BoroughLondon Borough of Enfield
WardNew Southgate
Latitude51.614612
Longitude-0.128097
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