Bounds Green · Haringey · Southgate and Wood Green constituency · 51.60965, -0.12548

N11 2TL— Bounds Green, Haringey

Location and area intelligence for N11 2TL, Bounds Green, Haringey

The practical family move

 

Schools 100%Safety 85/100Transport 54/100Yield 4.46%

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
64
Safety
85
Schools
60
Transport
54
Environment
58
Investment
68

The bottom line

N11 2TL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Investors.

Check your dealbreakers

Toggle the things that matter to you — see how N11 2TL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N11 2TL meets your needs.

Location

N11 2TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.4% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for N11 2TL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N11 2TL with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How N11 2TL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Bounds Green Junior School

Not yet inspected · 5 min walk

KS2: 105.1

—

Secondary

Laurel Park School

Not yet inspected · Inspected Nov 2024 · 8 min walk

P8: -0.35A8: 37.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.3 incidents per 1,000 residents

Better than 71% of London
→ Stable

-52% vs borough

Crime by type

Violence & sexual offences32%
Other21%
Anti-social behaviour20%
Vehicle crime15%
Burglary5%
Robbery3%
Drug offences2%
Theft2%

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 · 2.3km

Crime is 40% below London average

Property

Prices, sales volume and market trends

Avg floor area37.3 m²

EPC breakdown

C
10%
D
10%
E
6%
F
2%
G
2%

Based on 30 properties · Confidence: high

Street mix

Semi 11%Terraced 16%Flat 74%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£93,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+6.1%

Total change

+363%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.9%

per year

Acceleration

+51.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached10.5%
Terraced15.8%
Flat/maisonette73.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£169k+212%1.7
Post-dot-com plateau2001–2003£228k£155k-31.9%1.5
Pre-crash peak2006–2007£152k£199k+30.6%1.5
Help-to-Buy recovery2014–2015£807k£287k-64.4%1
Pandemic surge2021–2021£250k£250k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
11.5%
District
11.5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Bounds Green Underground StationPiccadilly
4 min walk
Bowes ParkNational Rail
6 min walk
Arnos Grove Underground StationPiccadilly
12 min walk
Wood Green Underground StationPiccadilly
22 min walk
Southgate Underground StationPiccadilly
32 min walk
No bus stops within 400m

49

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★44 min
Waterloo51 min ↑
Canary Wharf57 min ↑
City49 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 park271m
Santander docks (800m)0
Nearest cycle dock4.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download443 Mbps
Superfast coverage100%
All operators 5G94%

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: 8.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.4 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

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°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

4 min walk

70%

Recommend GP

70%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBowes Road Clinic · 757 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

10

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

6

Convenience

Nearest supermarketThe Bounds Greens · 285 m
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

319m

Post office

Nearby shops

Nisa Local131 m
Metro-X287 m
Station Supermarket293 m
Eats and Bits300 m

Nearby cafes

Sunrise Cafe162 m
Hot Milk254 m
Urban Baristas304 m
CupTales557 m

Nearby restaurants

Flavas Chicken & Pizza285 m
Firat Kebab and Fish Bar290 m
Oriental Chef Noodle Cafe321 m
Dixon Chicken334 m

Nearby pubs

The Ranelagh156 m
Springfield Tavern494 m
Tap Room572 m
Arnos Arms855 m

Nearby gyms

Giants Gym572 m
Arnos Pool714 m
Myddleton Road Outdoor Gym752 m
Bowling Green931 m

Nearby pharmacies

Warwick Pharmacy282 m
Clockwork Pharmacy314 m

Nearby health

Bounds Green Group Practice321 m
N13 Dental Clinic487 m
Bowes Road Clinic757 m
Food hygiene (5-star)53% of 49

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

GOOD TV LTD

Investment

Investment grade, yield and market outlook

68

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.5% (average)London avg: 3.8%Above average yield
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Future outlook

29.8

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,786m
Crossrail 2 route4,800m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,801 nationally

2,213

Est. population

18,044/km²

71%

Employed

51%

Degree educated

£44,700

Median income

6.6%

Claimant rate

Urban coreVery high densityRenters

30

Community stability

Age profile

20%
24%
28%
19%
Under 1820%
18–3424%
35–4928%
50–6419%
65+9%

Tenure

17%
21%
54%
Own outright17%
Own (mortgage)21%
Private rent54%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

36%
35%
White British36%
White Other35%
Asian9%
Black7%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine15%
No car household52%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent54%
Social rent7%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
10
Local approval rate
87%
Borough approval rate
82%
Opportunity area
No
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
8
Under construction
2
Completed (3yr)
49
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
19.7%
Ward turnout
48%
Election year
2026
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Emily ArkellLabour
Andrea HodgsonLabour

Live in N11 2TL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N11 2TL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Haringey with nearby boroughs:

Haringey vs BarnetHaringey vs EnfieldHaringey vs CamdenHaringey vs Islington

Similar postcodes

Frequently asked questions

📍 Track N11 2TL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N11 2TL

Full postcodeN11 2TL
Postcode districtN11
BoroughLondon Borough of Haringey
WardBounds Green
Latitude51.609651
Longitude-0.125484
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