Arnos Grove · Enfield · Southgate and Wood Green constituency · 51.61584, -0.11588

N13 4HD— Arnos Grove, Enfield

Location and area intelligence for N13 4HD, Arnos Grove, Enfield

The family fortress

 

Schools 100%Safety 79/100Transport 33/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
64
Safety
79
Schools
60
Transport
33
Environment
68
Investment
42

The bottom line

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

The catches: 52 min to city — above average for this zone and 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N13 4HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for N13 4HD

🛡️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 4HD 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 · 10 min walk

KS2: 107.9

—

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.4 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+4% vs borough

Crime by type

Other22%
Violence & sexual offences21%
Anti-social behaviour20%
Vehicle crime14%
Drug offences8%
Burglary8%
Robbery4%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.8km

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,443/m²
Price per ft²£692/ft²
Avg floor area108.8 m²

EPC breakdown

C
5%
D
21%
E
9%
F
1%

Based on 36 properties · Confidence: high

Street mix

Semi 21%Terraced 38%Flat 41%

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£272,000
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 EAnnual charge £2,438
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.6%

Total change

+575%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.1%

per year

Acceleration

-57.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached21.4%
Terraced37.5%
Flat/maisonette41.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£155k+97.5%3
Post-dot-com plateau2001–2004£185k£250k+35.1%1.8
Pre-crash peak2005–2007£270k£436k+61.5%3
GFC & correction2008–2011£300k£250k-16.7%1
Help-to-Buy recovery2013–2016£480k£820k+70.8%2
Brexit uncertainty2018–2019£595k£430k-27.7%1.5
Pandemic surge2020–2021£485k£500k+3.1%1.5
Rate-rise correction2022–2022£701k£701k+0%2
Current market2024–2025£843k£530k-37.1%1.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+4.8% alpha

Weakest performer

Terraced

-0.2% alpha

Semi-detached+4.8% α
Local
13.4%
District
8.6%
Flat/maisonette+1.9% α
Local
11.8%
District
9.9%
Terraced-0.2% α
Local
7.1%
District
7.3%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing7
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Bounds GreenPiccadilly line
13.5 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Palmers GreenNational Rail
6 min walk
Bounds Green Underground StationPiccadilly
14 min walk
Arnos Grove Underground StationPiccadilly
15 min walk
Southgate Underground StationPiccadilly
25 min walk
Wood Green Underground StationPiccadilly
26 min walk
No bus stops within 400m

46

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria53 min ↑
Waterloo60 min ↑
Canary Wharf62 min ↑
City ★52 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

19

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)6
Nearest car park348m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
589m

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed465 Mbps
Median download436 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.4 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 58%
More green space than 92% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 6.4 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

THE NORTH LONDON HEALTH CENTRE

BROOMFIELD AVENUE, PALMERS GREEN, N13 4JJ

4 min walk

72%

Recommend GP

72%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

9

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

9

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Troy's Lounge Bar (419 m)

Nearest supermarketMorrisons · 421 m
6 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

933m

Post office

Nearby shops

Holtwhites Bakery & Deli417 m
Alderman's Food & Wine419 m
Broomfield Off Licence420 m
Ellas Bakery435 m

Nearby cafes

Community Cafe349 m
Sweet Life417 m
Broomfield Coffee Bar417 m
Candy Floss Creperie417 m

Nearby restaurants

Nissi417 m
Union Bar & Restaurant418 m
Proper Pizza418 m
Food of Peking472 m

Nearby pubs

Troy's Lounge Bar419 m
Chestnut Tree475 m
Hayaty Lounge488 m
Piano Bar 2503 m

Nearby gyms

Broomfield Park outdoor gym356 m
Park View Health Clubs575 m
Equals Results989 m
Myddleton Road Outdoor Gym1.0 km

Nearby pharmacies

Alderman's Pharmacy439 m
Boots564 m
Palmers Pharmacy590 m
Vantage Pharmacy681 m

Nearby health

North London Health Centre412 m
The Smile Studios Palmers Green423 m
N13 Dental Clinic475 m
Food hygiene (5-star)48% of 58

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

15 BELMONT AVENUE LIMITED
BTI HUB LTD
INDIGO INSIGHT LIMITED
PROJECT SKILLS ALLIANCE CIC
STEVE WAKE PROJECTS LIMITED

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 score20/100
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

4/100

Velocity score

Future outlook

46.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,397m
Crossrail 2 route4,825m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,651 nationally

2,054

Est. population

4,447/km²

61%

Employed

47%

Degree educated

£46,200

Median income

4.5%

Claimant rate

SuburbanMedium densityEstablished mixed

43

Community stability

Age profile

23%
20%
23%
17%
18%
Under 1823%
18–3420%
35–4923%
50–6417%
65+18%

Tenure

29%
26%
29%
Own outright29%
Own (mortgage)26%
Private rent29%
Social rent9%
Shared ownership6%
Rent free1%

Ethnicity

36%
30%
White British36%
White Other30%
Asian12%
Black8%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine16%
No car household29%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent29%
Social rent9%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
19
Local approval rate
79%
Borough approval rate
74%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
6

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
18
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)

1-5 Lynton Court, 80 - 98, 1-5 Lynton Court, 80 - 98, Bowes Road, N13 4NP87 homes
completed
LAND REAR OF SOUTHGATE TOWN HALL, LAND REAR OF SOUTHGATE TOWN HALL, GREEN LANES, N1353 homes
completed
LAND AT, LAND AT, SHAPLAND WAY, N1333 homes
completed
94-96, 94-96, ALDERMANS HILL, N1322 homes
completed
114-118, 114-118, ALDERMANS HILL, N13 4PT17 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
22.7%
Ward turnout
47%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Adrian GrumiConservative
Paul PrattConservative

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Key facts for N13 4HD

Full postcodeN13 4HD
Postcode districtN13
BoroughLondon Borough of Enfield
WardArnos Grove
Latitude51.615837
Longitude-0.115884
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