Southgate · Enfield · Southgate and Wood Green constituency · 51.62787, -0.11663

N13 4BB— Southgate, Enfield

Location and area intelligence for N13 4BB, Southgate, Enfield

The family fortress

 

Schools 100%Safety 87/100Transport 23/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
64
Safety
87
Schools
60
Transport
23
Environment
77
Investment
42

The bottom line

N13 4BB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 59 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N13 4BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.3% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for N13 4BB

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N13 4BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Monica's RC Primary School

Not yet inspected · 8 min walk

KS2: 107.9

—

Secondary

St Anne's Catholic High School for Girls

Not yet inspected · 18 min walk

P8: +0.65A8: 58.7

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.0 incidents per 1,000 residents

Better than 79% of London
→ Stable

-59% vs borough

Crime by type

Vehicle crime40%
Anti-social behaviour26%
Burglary16%
Other9%
Violence & sexual offences7%
Theft2%
Drug offences0%
Robbery0%

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 · 800m

Crime is 54% 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£7,798/m²
Price per ft²£724/ft²
Avg floor area104.2 m²

EPC breakdown

C
8%
D
9%
E
8%

Based on 25 properties · Confidence: medium

Street mix

Semi 68%Terraced 12%Detached 3%Flat 18%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£260,500
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 FAnnual charge £2,882
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+447%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.8%

per year

Acceleration

+37.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 34 sales

Property Type Mix

Total: 34 sales

Detached2.9%
Semi-detached67.6%
Terraced11.8%
Flat/maisonette17.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£156k£235k+50.8%2.2
Post-dot-com plateau2001–2004£355k£491k+38.3%1.3
Pre-crash peak2005–2007£160k£621k+288.1%2
GFC & correction2008–2011£520k£700k+34.5%1
Help-to-Buy recovery2014–2015£850k£730k-14.1%1
Brexit uncertainty2017–2019£925k£604k-34.7%1.3
Pandemic surge2021–2021£430k£430k+0%1
Rate-rise correction2022–2022£700k£700k+0%1
Current market2024–2025£650k£850k+30.8%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Semi-detached-0.4% α
Local
6.1%
District
6.5%

CAGR over 30yr 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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Southgate Underground StationPiccadilly line
10.9 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Southgate Underground StationPiccadilly
11 min walk
Palmers GreenNational Rail
14 min walk
Arnos Grove Underground StationPiccadilly
21 min walk
Bounds Green Underground StationPiccadilly
30 min walk
Oakwood Underground StationPiccadilly
31 min walk
No bus stops within 400m

22

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★59 min
Waterloo66 min ↑
Canary Wharf69 min ↑
City59 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park133m
Santander docks (800m)0
Nearest cycle dock6.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

77%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed408 Mbps
Median download405 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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.7 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 7.5 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

11 min walk

74%

Recommend GP

74%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalPriory Hospital · 481 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

29

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Browns (578 m)

Nearest supermarketDiamond Supermarket · 602 m
11 tennis courts15 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

617m

Post office

Nearby shops

Darcy's Food and Wines Ltd610 m
DP Drinks Emporium628 m
Broomfield Off Licence970 m
Holtwhites Bakery & Deli1.0 km

Nearby cafes

Ethereal607 m
Bar Cafeteria Cibo627 m
Starfish & Coffee945 m
90 On The Green948 m

Nearby restaurants

Browns578 m
Cannons Fish and Chips599 m
Amici604 m
Pearl Lounge605 m

Nearby pubs

The Woodman109 m
Fishmonger's Arms863 m
Troy's Lounge Bar977 m

Nearby gyms

Brackendale Lawn Tennis Club526 m
Equals Results630 m
Southgate Leisure Centre905 m
Broomfield Park outdoor gym987 m

Nearby pharmacies

Alderman's Pharmacy1.1 km

Nearby health

Priory Hospital481 m
The Smile Studios Palmers Green955 m
North London Health Centre1.1 km
Food hygiene (5-star)88% of 16

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
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

CRS FINANCE LTD
ES MEDICAL CONSULTANCY LIMITED
FRANCESCA CHAPMAN LTD
KNFB LIMITED
MIMI PIA: PERIOD! CIC

+3 more

Investment

Investment grade, yield and market outlook

42

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

50.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,736m
Crossrail 2 route5,921m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,866 nationally

1,435

Est. population

5,971/km²

63%

Employed

55%

Degree educated

£49,700

Median income

1.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

23%
14%
20%
23%
20%
Under 1823%
18–3414%
35–4920%
50–6423%
65+20%

Tenure

38%
44%
18%
Own outright38%
Own (mortgage)44%
Private rent18%
Social rent0%

Ethnicity

47%
25%
White British47%
White Other25%
Asian12%
Black3%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine10%
No car household12%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent18%
Social rent0%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
16
Local approval rate
85%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
32 homes · LOWER MINCHENDEN SCHOOL, LOWER MINCHENDEN SCHOOL, FOX LANE, N13 4AR
Pipeline pressure
NONE

Named schemes (500m)

AMBERLY HALL, 106, AMBERLY HALL, 106, FOX LANE, N1316 homes
completed
152 and 152a, 152 and 152a, Fox Lane, N13 4BA5 homes
completed
149 Fox Lane London N13 4AU, N13 4AU4 homes
completed
THE BOURNE CAR PARK, THE BOURNE CAR PARK, THE BOURNE, LONDON, N14 6QX3 homes
completed
15, 15, THE MALL, N14 6LR3 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
14.3%
Ward turnout
44%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Stephanos IoannouConservative
Chris JoannidesConservative
Elisa MorrealeConservative

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Key facts for N13 4BB

Full postcodeN13 4BB
Postcode districtN13
BoroughLondon Borough of Enfield
WardSouthgate
Latitude51.627872
Longitude-0.116628
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
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