New Southgate · Enfield · Southgate and Wood Green constituency · 51.61212, -0.13055

N11 2RR— New Southgate, Enfield

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

The practical family move

 

Schools 100%Safety 83/100Transport 48/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
83
Schools
60
Transport
48
Environment
58
Investment
47

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N11 2RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for N11 2RR

🛡️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

“The practical family move”

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How N11 2RR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Martin of Porres Catholic Primary School

Not yet inspected · 6 min walk

KS2: 107.1

—

Secondary

Laurel Park School

Not yet inspected · Inspected Nov 2024 · 6 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 · 29 min walk

6 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.8 incidents per 1,000 residents

Better than 63% of London
→ Stable

-32% vs borough

Crime by type

Vehicle crime26%
Violence & sexual offences24%
Other18%
Anti-social behaviour14%
Burglary8%
Theft5%
Robbery3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.1km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,610/m²
Price per ft²£428/ft²
Avg floor area95.1 m²

EPC breakdown

B
1%
C
13%
D
17%
E
8%
F
1%
G
1%

Based on 41 properties · Confidence: high

Street mix

Semi 6%Terraced 92%Flat 1%

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£237,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,438
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.5%

Total change

+1064%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.0%

per year

Acceleration

+63.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 78 sales

Property Type Mix

Total: 78 sales

Semi-detached6.4%
Terraced92.3%
Flat/maisonette1.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£68k£127k+87.1%2.6
Post-dot-com plateau2001–2004£179k£268k+49.5%4.8
Pre-crash peak2005–2007£153k£335k+118.5%2.7
GFC & correction2008–2011£275k£322k+16.9%3.2
Help-to-Buy recovery2013–2015£390k£614k+57.3%2.3
Brexit uncertainty2017–2019£693k£493k-28.9%2
Pandemic surge2020–2020£518k£518k+0%3
Rate-rise correction2022–2023£698k£670k-4%2
Current market2024–2025£545k£790k+45%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7.4%
District
7.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
5.8 min walk
Bowes Park

Nearby stations

Arnos Grove Underground StationPiccadilly
6 min walk
Bounds Green Underground StationPiccadilly
9 min walk
Bowes ParkNational Rail
11 min walk
Wood Green Underground StationPiccadilly
27 min walk
Southgate Underground StationPiccadilly
28 min walk
No bus stops within 400m

30

Walkability score

112

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★42 min
Waterloo49 min ↑
Canary Wharf54 min ↑
City48 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park528m
Santander docks (800m)0
Nearest cycle dock4.8 km

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download456 Mbps
Superfast coverage96%
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 77% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.5 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

5 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 · 378 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ranelagh (442 m)

Nearest supermarketThe Bounds Greens · 691 m
5 tennis courts2 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)

742m

Post office

Nearby shops

Nisa Local346 m
Morrisons Daily460 m
Rozberin Food & Wine499 m
Sainsbury's Local596 m

Nearby cafes

Sunrise Cafe470 m
Starbucks476 m
Hot Milk681 m
Urban Baristas716 m

Nearby restaurants

Arnos Kebab House545 m
Firat Kebab and Fish Bar697 m
Flavas Chicken & Pizza706 m
Oriental Chef Noodle Cafe743 m

Nearby pubs

The Ranelagh442 m
Arnos Arms463 m
Springfield Tavern909 m

Nearby gyms

Arnos Pool364 m
Bowling Green1.0 km

Nearby pharmacies

Warwick Pharmacy687 m
Clockwork Pharmacy739 m

Nearby health

Bowes Road Clinic378 m
Bounds Green Group Practice631 m
N13 Dental Clinic663 m
Food hygiene (5-star)56% of 50

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

786 MINI CAB LTD
EM STUDIO LONDON LTD
EVERY CHILD AN ACHIEVER NETWORK
EVESHAM SHREWSBURY LLP
GTEX BUILDERS LTD

+6 more

Investment

Investment grade, yield and market outlook

47

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months0

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

12/100

Velocity score

Future outlook

54.6

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,109m
Crossrail 2 route5,245m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,061 nationally

1,866

Est. population

11,517/km²

65%

Employed

49%

Degree educated

£43,500

Median income

4.6%

Claimant rate

Inner cityHigh densityOwner occupiers / families

50

Community stability

Age profile

21%
19%
25%
19%
16%
Under 1821%
18–3419%
35–4925%
50–6419%
65+16%

Tenure

39%
31%
26%
Own outright39%
Own (mortgage)31%
Private rent26%
Social rent4%
Shared ownership1%
Rent free0%

Ethnicity

37%
26%
19%
White British37%
White Other26%
Asian19%
Black6%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household31%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent26%
Social rent4%

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)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
14
Local approval rate
85%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

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)

London Square (Fmr Middlesex University Campus), London Square (Fmr Middlesex University Campus), Bounds Green Road, N11 2NQ260 homes
completed
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
Lock up Garages, Lock up Garages, Cline Road, N11 2NE9 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 2RR

Full postcodeN11 2RR
Postcode districtN11
BoroughLondon Borough of Enfield
WardNew Southgate
Latitude51.612115
Longitude-0.130554
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