Location
Key facts for N13 4AU
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N13 4AU
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Postcode Personality
“The family fortress”
How N13 4AU has changed
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
St Monica's RC Primary School
Not yet inspected · 6 min walk
KS2: 107.9
Secondary
St Anne's Catholic High School for Girls
Not yet inspected · 15 min walk
100% of local schools rated Good or Outstanding
Childcare
Childcare
Hampden Way Nursery School
Not inspected · 24 min walk
2 primaries · 0 secondaries · 0 childcare — within 1km
Safety
5 JunCrime rates and local incidents
LOW CRIME
1.5 incidents per 1,000 residents
-94% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Crime is 98% below London average
Property
1 MayPrices, sales volume and market trends
Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.
£927,500
Median sale price
£927,500 is 78% above the London median (£520,000)
Terraced
Dominant type
Price history
EPC breakdown
Based on 28 properties · Confidence: medium
Street mix
LHA rates — Outer North East London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Transport
1 MayPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
34
Walkability score
39
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV
Car parks, spaces and charging points
9
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
100%
Full fibre
81%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
22 AprFlood risk, air quality and noise
Nearest SSSI: Walthamstow Reservoirs SSSI — 6.4 km
Energy
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
Cost band
Flood risk
Subsidence risk
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
GROVELANDS MEDICAL CENTRE
1 GROVELANDS ROAD, PALMERS GREEN, N13 4RJ
8 min walk
74%
Recommend GP
74%
Overall GP experience
3
GPs within 1km
3
Dentists within 1km
9
Care homes (1km)
Amenities
Shops, restaurants, parks and more
37
Parks (1km)
1
Restaurants (800m)
5
Cafes (800m)
1
Pubs (400m)
0
Pharmacies (800m)
18
Gyms (1km)
29
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
559m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
28
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Low gross yield (1.88%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
59.8
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
22 AprPopulation, deprivation and income
Decile 9/10
Least deprived
Index of Multiple Deprivation
Rank: 29,866 nationally
1,435
Est. population
5,971/km²
63%
Employed
55%
Degree educated
£49,700
Median income
1.6%
Claimant rate
58
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp duty on median price (£927,500)
£34,000
Standard buyer
£34,000
First-time buyer
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
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The bottom line
N13 4AU offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £927,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
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What else could £928k buy?
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Frequently asked questions
Data freshness
When each data source was last updated
92%
Confidence score
11/12
Pillars populated