New Southgate · Enfield · Southgate and Wood Green constituency · 51.61375, -0.12981

N11 2RG— New Southgate, Enfield

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

The family fortress

 

Schools 100%Safety 81/100Transport 45/100~4% 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
45
Environment
64
Investment
45

The bottom line

N11 2RG 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 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N11 2RG

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 2RG

🛡️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 2RG 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 · 4 min walk

KS2: 104.8

—

Secondary

Laurel Park School

Not yet inspected · Inspected Nov 2024 · 5 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

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.9km

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£7,365/m²
Price per ft²£684/ft²
Avg floor area77.8 m²

EPC breakdown

B
18%
C
4%
D
10%
E
5%

Based on 37 properties · Confidence: high

Street mix

Semi 8%Terraced 83%Other 8%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£194,500
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)
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.2%

Total change

+442%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.6%

per year

Acceleration

-31.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached9.1%
Terraced90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£107k£100k-6.1%1
Post-dot-com plateau2001–2004£162k£250k+54.3%1.5
Pre-crash peak2005–2007£220k£275k+25%1.3
GFC & correction2008–2008£290k£290k+0%1
Brexit uncertainty2017–2019£515k£500k-2.9%1.7
Rate-rise correction2023–2023£513k£513k+0%1
Current market2024–2025£632k£577k-8.6%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
6.1%
District
5.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position75

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
4.2 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
26 min walk
Wood Green Underground StationPiccadilly
28 min walk
No bus stops within 400m

30

Walkability score

113

Footpaths (500m)

0

Santander docks (800m)

4.9 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park382m
Santander docks (800m)0
Nearest cycle dock4.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

54%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed315 Mbps
Median download321 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 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.2 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.7 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

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 213 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketArnos Food & Wine · 545 m
5 tennis courts4 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

861m

Post office

Nearby shops

Rozberin Food & Wine396 m
Nisa Local421 m
Sainsbury's Local506 m
Morrisons Daily548 m

Nearby cafes

Starbucks561 m
Sunrise Cafe613 m
Hot Milk797 m
Urban Baristas841 m

Nearby restaurants

Arnos Kebab House443 m
Firat Kebab and Fish Bar825 m
Flavas Chicken & Pizza827 m
Oriental Chef Noodle Cafe864 m

Nearby pubs

Arnos Arms310 m
The Ranelagh586 m
Springfield Tavern1.0 km

Nearby gyms

Arnos Pool183 m

Nearby pharmacies

Warwick Pharmacy816 m
Clockwork Pharmacy857 m

Nearby health

Bowes Road Clinic213 m
N13 Dental Clinic608 m
Bounds Green Group Practice786 m
Food hygiene (5-star)46% of 50

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

ADRIANO CONSTRUCTION LIMITED
AEROCLUB BANGLADESH LIMITED
PALM SOFTWARE LTD

Investment

Investment grade, yield and market outlook

45

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 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.1

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,280m
Crossrail 2 route5,324m

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)
15
Local approval rate
83%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
2
Under construction
2
Completed (3yr)
37
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)

23, 23, Telford Road, London, N11 2RA62 homes
completed
43-57, 43-57, Telford Road, LONDON, N1333 homes
completed
321A, 321A, BOWES ROAD, LONDON, N11 1BA9 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

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 2RG

Full postcodeN11 2RG
Postcode districtN11
BoroughLondon Borough of Enfield
WardNew Southgate
Latitude51.613749
Longitude-0.129808
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