New Southgate · Enfield · Southgate and Wood Green constituency · 51.61159, -0.12620

N11 2SE— New Southgate, Enfield

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

The practical family move

 

Schools 100%Safety 83/100Transport 43/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
83
Schools
60
Transport
43
Environment
58
Investment
46

The bottom line

N11 2SE 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: 50 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N11 2SE

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 2SE

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How N11 2SE 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 · 5 min walk

P8: -0.35A8: 37.9

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 31 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)

0

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 1 sale 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)1
New build0.0%
Price per m²£7,218/m²
Price per ft²£671/ft²
Avg floor area104.9 m²

EPC breakdown

C
6%
D
6%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 12%Terraced 76%Detached 12%

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£262,250
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, no insulation (assumed)
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

+7.9%

Total change

+890%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.6%

per year

Acceleration

+37.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 25 sales

Property Type Mix

Total: 25 sales

Detached12%
Semi-detached12%
Terraced76%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£73k£73k+0%2
Post-dot-com plateau2001–2004£250k£340k+35.8%1.8
Pre-crash peak2006–2007£335k£305k-9%1.5
GFC & correction2008–2012£395k£273k-30.8%1
Help-to-Buy recovery2013–2016£410k£600k+46.3%1
Brexit uncertainty2017–2017£634k£634k+0%2
Pandemic surge2020–2020£482k£482k+0%1
Rate-rise correction2022–2022£655k£655k+0%2
Current market2024–2025£575k£723k+25.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Terraced+1.2% α
Local
10.3%
District
9.1%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Bounds GreenPiccadilly line
5.9 min walk
Bowes Park

Nearby stations

Bounds Green Underground StationPiccadilly
7 min walk
Bowes ParkNational Rail
8 min walk
Arnos Grove Underground StationPiccadilly
9 min walk
Wood Green Underground StationPiccadilly
24 min walk
Southgate Underground StationPiccadilly
29 min walk
No bus stops within 400m

41

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

4.8 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 park380m
Santander docks (800m)0
Nearest cycle dock4.8 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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 79% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.6 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

BOUNDS GREEN GROUP PRACTICE

THE SURGERY, GORDON ROAD, BOUNDS GREEN, NEW SOUTHGATE, N11 2PF

7 min walk

70%

Recommend GP

70%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBowes Road Clinic · 551 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

54

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketArnos Food & Wine · 321 m
1 tennis courts2 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)

537m

Post office

Nearby shops

Nisa Local90 m
Metro-X507 m
Station Supermarket514 m
Eats and Bits520 m

Nearby cafes

Sunrise Cafe344 m
Hot Milk472 m
Urban Baristas525 m
CupTales746 m

Nearby restaurants

Flavas Chicken & Pizza505 m
Firat Kebab and Fish Bar511 m
Oriental Chef Noodle Cafe540 m
Dixon Chicken553 m

Nearby pubs

The Ranelagh325 m
Arnos Arms650 m
Springfield Tavern713 m
Tap Room755 m

Nearby gyms

Arnos Pool502 m
Giants Gym759 m

Nearby pharmacies

Warwick Pharmacy503 m
Clockwork Pharmacy532 m

Nearby health

N13 Dental Clinic390 m
Bounds Green Group Practice523 m
Bowes Road Clinic551 m
Food hygiene (5-star)48% of 44

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

FIELD PROJECTS STUDIO LIMITED
PRIVACY BLINDS LIMITED
TIMDAVIES LTD
TOMKINSON CHURCHER LIMITED

Investment

Investment grade, yield and market outlook

46

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 score19/100
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

4/100

Velocity score

Future outlook

52.8

Price growth score

C
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,006m
Crossrail 2 route4,978m

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)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
12
Local approval rate
84%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

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
WOOD GREEN AND SOUTHGATE HOSPITAL, WOOD GREEN AND SOUTHGATE HOSPITAL, GORDON ROAD, N1137 homes
completed
43-57, 43-57, Telford Road, LONDON, N1333 homes
completed
52, 52, Bounds Green Road, N11 2EU13 homes
completed
10, Warwick Road, N11 2TJ10 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 2SE

Full postcodeN11 2SE
Postcode districtN11
BoroughLondon Borough of Enfield
WardNew Southgate
Latitude51.611587
Longitude-0.126199
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