New Southgate · Enfield · Southgate and Wood Green constituency · 51.61084, -0.12471

N11 2TB— New Southgate, Enfield

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

The practical family move

 

Schools 100%Safety 84/100Transport 49/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
84
Schools
60
Transport
49
Environment
58
Investment
55

The bottom line

N11 2TB 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.

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Location

N11 2TB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for N11 2TB

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How N11 2TB 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 · 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 · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.5 incidents per 1,000 residents

Better than 68% of London
→ Stable

-41% vs borough

Crime by type

Other25%
Anti-social behaviour24%
Vehicle crime20%
Violence & sexual offences13%
Drug offences8%
Theft5%
Robbery3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.2km

Crime is 33% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,403/m²
Price per ft²£688/ft²
Avg floor area113.5 m²

EPC breakdown

C
6%
D
11%
E
3%

Based on 20 properties · Confidence: medium

Street mix

Terraced 70%Flat 30%

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£283,750
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 DAnnual charge £1,995
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.8%

Total change

+673%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.3%

per year

Acceleration

-15.88

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £150k–£175k · 30 sales

Property Type Mix

Total: 30 sales

Terraced70%
Flat/maisonette30%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£112k£135k+21.1%1.8
Post-dot-com plateau2001–2004£123k£285k+131.7%1
Pre-crash peak2005–2007£193k£302k+56.2%2.5
GFC & correction2009–2012£295k£248k-16.1%1.7
Brexit uncertainty2018–2018£705k£705k+0%1
Rate-rise correction2022–2022£700k£700k+0%1
Current market2024–2026£640k£861k+34.6%1.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Weakest performer

Terraced

+0.8% alpha

Flat/maisonette+1.8% α
Local
4.6%
District
2.8%
Terraced+0.8% α
Local
7.2%
District
6.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Bounds Green Underground StationPiccadilly
5 min walk
Bowes ParkNational Rail
6 min walk
Arnos Grove Underground StationPiccadilly
11 min walk
Wood Green Underground StationPiccadilly
23 min walk
Southgate Underground StationPiccadilly
30 min walk
No bus stops within 400m

43

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

4.7 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

1

Car parks (800m)

1

EV chargers (800m)

Nearest car park249m
Santander docks (800m)0
Nearest cycle dock4.7 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: 8.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

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

6 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 · 681 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

10

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketArnos Food & Wine · 293 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)

430m

Post office

Nearby shops

Nisa Local92 m
Metro-X403 m
Station Supermarket415 m
Eats and Bits416 m

Nearby cafes

Sunrise Cafe300 m
Hot Milk366 m
Urban Baristas424 m
CupTales617 m

Nearby restaurants

Flavas Chicken & Pizza400 m
Firat Kebab and Fish Bar413 m
Oriental Chef Noodle Cafe433 m
Dixon Chicken447 m

Nearby pubs

The Ranelagh290 m
Springfield Tavern604 m
Tap Room624 m
Arnos Arms780 m

Nearby gyms

Arnos Pool630 m
Giants Gym630 m
Myddleton Road Outdoor Gym778 m

Nearby pharmacies

Warwick Pharmacy407 m
Clockwork Pharmacy424 m

Nearby health

N13 Dental Clinic353 m
Bounds Green Group Practice463 m
Bowes Road Clinic681 m
Food hygiene (5-star)54% of 50

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

COLTON (LONDON) LIMITED
COLTON CONSULTANCY LIMITED
KS PROFESSIONAL CONSULTANCY LTD
TODOROV 81 LTD

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

53.3

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,909m
Crossrail 2 route4,845m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,474 nationally

1,817

Est. population

11,586/km²

67%

Employed

54%

Degree educated

£46,200

Median income

4.6%

Claimant rate

Urban coreHigh densityOwner occupiers / families

43

Community stability

Age profile

19%
23%
25%
20%
Under 1819%
18–3423%
35–4925%
50–6420%
65+13%

Tenure

32%
28%
38%
Own outright32%
Own (mortgage)28%
Private rent38%
Social rent2%
Shared ownership0%
Rent free0%

Ethnicity

37%
27%
15%
White British37%
White Other27%
Asian15%
Black7%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine17%
No car household39%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent38%
Social rent2%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
12
Local approval rate
81%
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
8
Under construction
2
Completed (3yr)
50
Largest scheme
134 homes · RAMUS TILES WORKS, 2, RAMUS TILES WORKS, 2, PALACE ROAD, N11
Pipeline pressure
LOW

Named schemes (500m)

WOOD GREEN AND SOUTHGATE HOSPITAL, WOOD GREEN AND SOUTHGATE HOSPITAL, GORDON ROAD, N1137 homes
completed
Madison Apartments, Madison Apartments, Durnsford Road, Bounds Green Road, N11 2EQ20 homes
completed
52, 52, Bounds Green Road, N11 2EU13 homes
completed
10, Warwick Road, N11 2TJ10 homes
completed
12, 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 2TB

Full postcodeN11 2TB
Postcode districtN11
BoroughLondon Borough of Enfield
WardNew Southgate
Latitude51.610835
Longitude-0.124714
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