Palmers Green · Enfield · Southgate and Wood Green constituency · 51.62146, -0.10899

N13 4AB— Palmers Green, Enfield

Location and area intelligence for N13 4AB, Palmers Green, Enfield

The family fortress

 

Schools 100%Safety 87/100Transport 36/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
67
Safety
87
Schools
60
Transport
36
Environment
65
Investment
51

The bottom line

N13 4AB 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 catches: 57 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N13 4AB

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+13.6% vs London avg
vs London crime-61.0% vs London avg

Deep-dive guides for N13 4AB

🛡️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 N13 4AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hazelwood Junior School

Not yet inspected · Inspected Nov 2024 · 7 min walk

KS2: 104.8

—

Secondary

St Anne's Catholic High School for Girls

Not yet inspected · 7 min walk

P8: +0.65A8: 58.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.3 incidents per 1,000 residents

Better than 82% of London
→ Stable

-66% vs borough

Crime by type

Anti-social behaviour38%
Other24%
Vehicle crime18%
Violence & sexual offences18%
Theft2%
Drug offences0%
Robbery0%
Burglary0%

Road safety

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.6km

Crime is 61% 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.

N13 district median

£425,250

Based on 83 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,865/m²
Price per ft²£638/ft²
Avg floor area85.3 m²

EPC breakdown

C
10%
D
35%
E
4%
F
1%

Based on 50 properties · Confidence: high

Street mix

Semi 7%Terraced 18%Flat 71%Other 5%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£213,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2014
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,995
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.5%

Total change

+563%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.2%

per year

Acceleration

+26.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £75k–£100k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached6.9%
Terraced19%
Flat/maisonette74.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£150k+73.4%1.8
Post-dot-com plateau2001–2003£130k£158k+21.5%1
Pre-crash peak2005–2006£323k£277k-14.1%1.5
GFC & correction2008–2008£323k£323k+0%3
Help-to-Buy recovery2014–2016£390k£385k-1.3%8
Brexit uncertainty2017–2019£325k£392k+20.5%1.3
Pandemic surge2020–2021£400k£595k+48.8%2
Rate-rise correction2023–2023£938k£938k+0%2
Current market2024–2025£618k£573k-7.2%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.6% alpha

Weakest performer

Flat/maisonette

+1.1% alpha

Terraced+1.6% α
Local
7.8%
District
6.2%
Flat/maisonette+1.1% α
Local
7.3%
District
6.2%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Bounds GreenPiccadilly line
22.9 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Palmers GreenNational Rail
5 min walk
Arnos Grove Underground StationPiccadilly
22 min walk
Southgate Underground StationPiccadilly
22 min walk
Bounds Green Underground StationPiccadilly
24 min walk
Wood Green Underground StationPiccadilly
33 min walk
No bus stops within 400m

50

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria59 min ↑
Waterloo66 min ↑
Canary Wharf68 min ↑
City ★57 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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park291m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
471m

Connectivity

Broadband and mobile coverage

100%

Full fibre

77%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed491 Mbps
Median download447 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: 10.0 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 52%
More green space than 85% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.7 km

Energy

Solar: 850 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 yield849.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROVELANDS MEDICAL CENTRE

1 GROVELANDS ROAD, PALMERS GREEN, N13 4RJ

3 min walk

74%

Recommend GP

74%

Overall GP experience

5

GPs within 1km

8

Dentists within 1km

11

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

16

Restaurants (800m)

17

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketMorrisons · 443 m
5 tennis courts3 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

222m

Post office

Nearby shops

Sainsbury's Local248 m
Aroma Patisserie291 m
Pravalia De Acasa297 m
Ellas Bakery356 m

Nearby cafes

The Olive Cafe & Bakery221 m
Kiva243 m
Vaporium260 m
Perandori284 m

Nearby restaurants

Pizza Hut Delivery204 m
Papa John's256 m
Domino's268 m
Pinky's277 m

Nearby pubs

The Fox193 m
The Alfred Herring277 m
Troy's Lounge Bar396 m
Chestnut Tree410 m

Nearby gyms

Park View Health Clubs393 m
Broomfield Park outdoor gym528 m
Brackendale Lawn Tennis Club890 m

Nearby pharmacies

Walkers Pharmacy270 m
Palmers Pharmacy352 m
Alderman's Pharmacy355 m
Boots368 m

Nearby health

Gillian House Surgery229 m
Smile Lounge307 m
North London Health Centre380 m
The Smile Studios Palmers Green411 m
Food hygiene (5-star)56% of 111

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

365 SCHEDULER LTD
ACCUMUL8 LTD
DUMAYNE HOUSE RTM COMPANY LIMITED
EXYPNOS LTD
HOSPITALITY CONSULTANT LIMITED

+3 more

Investment

Investment grade, yield and market outlook

51

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months3

Rental market

High

Demand

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

51.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,992m
Crossrail 2 route5,033m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,452 nationally

1,781

Est. population

11,752/km²

61%

Employed

55%

Degree educated

£47,700

Median income

3.6%

Claimant rate

Inner cityHigh densityOwner occupiers / families

50

Community stability

Age profile

20%
19%
21%
23%
17%
Under 1820%
18–3419%
35–4921%
50–6423%
65+17%

Tenure

29%
40%
28%
Own outright29%
Own (mortgage)40%
Private rent28%
Social rent3%
Shared ownership0%

Ethnicity

48%
26%
White British48%
White Other26%
Asian8%
Black6%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine12%
No car household22%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent28%
Social rent3%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
34
Planning apps (3 years)
22
Local approval rate
59%
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
0
Under construction
0
Completed (3yr)
71
Largest scheme
90 homes · REAR OF, 253-269, REAR OF, 253-269, GREEN LANES, BROOMFIELD LANE (LAND IN), N13
Pipeline pressure
NONE

Named schemes (500m)

Public House, 413, Public House, 413, Green Lanes, N13 4JD54 homes
completed
1-39, 1-39, PELLIPAR CLOSE, N13 4AE49 homes
completed
DUMAYNE HOUSE, 1, DUMAYNE HOUSE, 1, FOX LANE, N13 4AB21 homes
completed
Ashbourne Lodge, Ashbourne Lodge, Hazelwood Lane, N13 5EX16 homes
completed
MEDIA HOUSE, 8, MEDIA HOUSE, 8, LODGE DRIVE, and Land Rear of 65 & 67 The Grove, N13 5LB14 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.8%
Ward turnout
43%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Chris JamesLabour
Doug TaylorLabour

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Key facts for N13 4AB

Full postcodeN13 4AB
Postcode districtN13
BoroughLondon Borough of Enfield
WardPalmers Green
Latitude51.621464
Longitude-0.108991
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