Arnos Grove · Enfield · Southgate and Wood Green constituency · 51.61548, -0.12264

N13 4LA— Arnos Grove, Enfield

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

The family fortress

 

Schools 100%Safety 78/100Transport 32/100Yield 4.09%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
62
Safety
78
Schools
60
Transport
32
Environment
72
Investment
52

The bottom line

N13 4LA 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: 50 min to victoria — 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 4LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.3% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for N13 4LA

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N13 4LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Bowes Primary School

Not yet inspected · Inspected Jan 2025 · 4 min walk

KS2: 104.8

—

Secondary

Laurel Park School

Not yet inspected · Inspected Nov 2024 · 2 min walk

P8: -0.35A8: 37.9

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.6 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+12% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour19%
Vehicle crime16%
Other15%
Burglary13%
Drug offences5%
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 · 1.7km

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area109.3 m²

EPC breakdown

C
1%
D
12%
E
3%

Based on 16 properties · Confidence: medium

Street mix

Semi 92%Terraced 4%Detached 4%

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£273,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7.1%

Total change

+543%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.8%

per year

Acceleration

-24.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 26 sales

Property Type Mix

Total: 26 sales

Detached3.8%
Semi-detached92.3%
Terraced3.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£111k£150k+35.1%1
Post-dot-com plateau2001–2003£245k£300k+22.7%2.3
Pre-crash peak2005–2006£358k£323k-9.8%2
GFC & correction2008–2010£356k£314k-11.9%1.7
Help-to-Buy recovery2015–2015£705k£705k+0%1
Pandemic surge2020–2021£640k£580k-9.4%1
Rate-rise correction2022–2023£720k£714k-0.8%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.8% alpha

Semi-detached-0.8% α
Local
5.2%
District
6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Bounds GreenPiccadilly line
11 min walk
Bowes Park

Nearby stations

Arnos Grove Underground StationPiccadilly
9 min walk
Bounds Green Underground StationPiccadilly
12 min walk
Bowes ParkNational Rail
12 min walk
Southgate Underground StationPiccadilly
24 min walk
Wood Green Underground StationPiccadilly
27 min walk
No bus stops within 400m

32

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★50 min
Waterloo58 min ↑
Canary Wharf64 min ↑
City55 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park634m
Santander docks (800m)0
Nearest cycle dock5.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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 waterHIGH
High
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 AONB51% green spaceTree canopy: 40%
More green space than 96% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 6.1 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

ARNOS GROVE MEDICAL CENTR

269 BOWES ROAD, NEW SOUTHGATE, N11 1BD

6 min walk

59%

Recommend GP

59%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 584 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Arnos Arms (653 m)

No restaurants within 800m — nearest: Proper Pizza (763 m)

Nearest supermarketArnos Food & Wine · 291 m
5 tennis courts8 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)

942m

Post office

Nearby shops

Nisa Local573 m
Broomfield Off Licence756 m
My Twins Supermarket772 m
Holtwhites Bakery & Deli784 m

Nearby cafes

Community Cafe509 m
Starfish & Coffee739 m
90 On The Green741 m
Grange Coffee Lounge748 m

Nearby restaurants

Proper Pizza763 m
Golden Phoenix764 m
Nissi790 m
Union Bar & Restaurant800 m

Nearby pubs

Arnos Arms653 m
Troy's Lounge Bar761 m
The Ranelagh814 m
Tap Room1.0 km

Nearby gyms

Arnos Pool519 m
Broomfield Park outdoor gym632 m
Equals Results910 m
Giants Gym1.0 km

Nearby pharmacies

Warwick Pharmacy934 m
Clockwork Pharmacy935 m

Nearby health

N13 Dental Clinic289 m
Bowes Road Clinic584 m
The Smile Studios Palmers Green746 m
Bounds Green Group Practice999 m
Food hygiene (5-star)22% of 18

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

ASK TRADERS LIMITED
NTORA LTD
OMEGA FACADE LTD
SWEET TREE BAKERY LIMITED

Investment

Investment grade, yield and market outlook

52

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

32.4

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,404m
Crossrail 2 route5,102m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,337 nationally

1,405

Est. population

4,977/km²

56%

Employed

47%

Degree educated

£49,700

Median income

3.8%

Claimant rate

Inner cityMedium densityOwner occupiers / families

56

Community stability

Age profile

20%
16%
22%
19%
23%
Under 1820%
18–3416%
35–4922%
50–6419%
65+23%

Tenure

46%
32%
18%
Own outright46%
Own (mortgage)32%
Private rent18%
Social rent4%
Shared ownership0%

Ethnicity

31%
28%
18%
White British31%
White Other28%
Asian18%
Black5%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine15%
No car household15%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent18%
Social rent4%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
13
Local approval rate
70%
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
2
Under construction
2
Completed (3yr)
43
Largest scheme
87 homes · 1-5 Lynton Court, 80 - 98, 1-5 Lynton Court, 80 - 98, Bowes Road, N13 4NP
Pipeline pressure
LOW

Named schemes (500m)

102 - 118 And Rear Of 120 - 138 (Site 6D ), 102 - 118 And Rear Of 120 - 138 (Site 6D ), Bowes Road, N13 4NP33 homes
completed
115, Bowes Road, N13 4SB5 homes
completed
40, Broomfield Lane, N13 4HH4 homes
completed
197, 197, BOWES ROAD, N11 2HN3 homes
completed
135, 135, BOWES ROAD, N13 4SE3 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 4LA

Full postcodeN13 4LA
Postcode districtN13
BoroughLondon Borough of Enfield
WardArnos Grove
Latitude51.615478
Longitude-0.122644
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
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Mail
Food Standards
Agency
Ofcom
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