Palmers Green · Enfield · Southgate and Wood Green constituency · 51.61778, -0.11141

N13 4HZ— Palmers Green, Enfield

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

The family fortress

 

Schools 100%Safety 76/100Transport 43/100Yield 4.09%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
76
Schools
60
Transport
43
Environment
67
Investment
62

The bottom line

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

The catch: 52 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

N13 4HZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for N13 4HZ

🛡️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 4HZ 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 · 4 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.1 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+22% vs borough

Crime by type

Other29%
Violence & sexual offences23%
Anti-social behaviour21%
Vehicle crime13%
Drug offences7%
Robbery4%
Burglary3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.8km

Crime is +39% above London average

Property

Prices, sales volume and market trends

Avg floor area36.5 m²

EPC breakdown

C
8%
D
19%
E
11%
G
1%

Based on 39 properties · Confidence: high

Street mix

Flat 98%Other 2%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£91,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+5.8%

Total change

+306%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.7%

per year

Acceleration

+33.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 37 sales

Property Type Mix

Total: 37 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£69k£80k+15.9%2.7
Post-dot-com plateau2001–2004£60k£145k+141.7%2.8
Pre-crash peak2005–2007£118k£186k+57.6%2.3
GFC & correction2008–2011£143k£160k+11.9%1.5
Help-to-Buy recovery2014–2014£179k£179k+0%2
Brexit uncertainty2017–2019£262k£230k-12.2%1
Rate-rise correction2022–2022£280k£280k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
6.9%
District
8.7%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing5
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Palmers GreenNational Rail
1 min walk
Bounds Green Underground StationPiccadilly
19 min walk
Arnos Grove Underground StationPiccadilly
19 min walk
Southgate Underground StationPiccadilly
25 min walk
Wood Green Underground StationPiccadilly
28 min walk
No bus stops within 400m

60

Walkability score

99

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

18

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)6
Nearest car park123m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
261m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.6 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 25%
More green space than 90% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.5 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

THE NORTH LONDON HEALTH CENTRE

BROOMFIELD AVENUE, PALMERS GREEN, N13 4JJ

1 min walk

72%

Recommend GP

72%

Overall GP experience

3

GPs within 1km

9

Dentists within 1km

12

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

15

Restaurants (800m)

18

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

7

Convenience

Nearest supermarketMorrisons · 67 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

491m

Post office

Nearby shops

Hill Top88 m
Ellas Bakery108 m
Alderman's Food & Wine144 m
S.N.H. News144 m

Nearby cafes

The Yard78 m
Candy Floss Creperie165 m
Broomfield Coffee Bar175 m
Milk and Honey177 m

Nearby restaurants

Food of Peking95 m
Sole D'Oro132 m
Subway138 m
Peri Peri143 m

Nearby pubs

Chestnut Tree111 m
Hayaty Lounge141 m
Piano Bar 2181 m
Troy's Lounge Bar225 m

Nearby gyms

Park View Health Clubs216 m
Broomfield Park outdoor gym317 m

Nearby pharmacies

Alderman's Pharmacy98 m
Boots196 m
Palmers Pharmacy220 m
Walkers Pharmacy637 m

Nearby health

North London Health Centre88 m
The Smile Studios Palmers Green257 m
Gillian House Surgery611 m
Smile Lounge711 m
Food hygiene (5-star)52% of 119

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

IGKINIS LTD
SARRA BRICKWORK LTD
T&D CONSTRUCTION LIMITED
T&D CONSTRUCTION LIMITED LTD
TOSKA PRIME LTD

Investment

Investment grade, yield and market outlook

62

Investment score

Good

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

30.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,591m
Crossrail 2 route4,808m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,599 nationally

2,220

Est. population

8,597/km²

60%

Employed

44%

Degree educated

£46,200

Median income

9.0%

Claimant rate

Inner cityHigh densityRenters

33

Community stability

Age profile

24%
22%
26%
17%
Under 1824%
18–3422%
35–4926%
50–6417%
65+11%

Tenure

17%
19%
41%
19%
Own outright17%
Own (mortgage)19%
Private rent41%
Social rent19%
Shared ownership4%

Ethnicity

27%
30%
White British27%
White Other30%
Asian12%
Black12%
Mixed8%
Other12%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine19%
No car household42%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent41%
Social rent19%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
39
Planning apps (3 years)
24
Local approval rate
64%
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
70
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)

REAR OF, 253-269, REAR OF, 253-269, GREEN LANES, BROOMFIELD LANE (LAND IN), N1390 homes
completed
LAND REAR OF SOUTHGATE TOWN HALL, LAND REAR OF SOUTHGATE TOWN HALL, GREEN LANES, N1353 homes
completed
Honeysuckle House 1A Oakthorpe Road, N13 5HY46 homes
completed
LAND AT, LAND AT, SHAPLAND WAY, N1333 homes
completed
Truro House, 176, Truro House, 176, Green Lanes, London, N13 5UJ27 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 4HZ

Full postcodeN13 4HZ
Postcode districtN13
BoroughLondon Borough of Enfield
WardPalmers Green
Latitude51.617780
Longitude-0.111412
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