Arnos Grove · Enfield · Southgate and Wood Green constituency · 51.61309, -0.11707

N13 4NN— Arnos Grove, Enfield

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

The family fortress

 

Schools 100%Safety 79/100Transport 30/100Yield 4.09%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
63
Safety
79
Schools
60
Transport
30
Environment
70
Investment
51

The bottom line

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

The catches: high noise levels nearby; 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 4NN

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 4NN

🛡️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 4NN 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 · 7 min walk

KS2: 104.8

—

Secondary

Laurel Park School

Not yet inspected · Inspected Nov 2024 · 8 min walk

P8: -0.35A8: 37.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 27 min walk

5 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 · 2.1km

Crime is +18% above London average

Property

Prices, sales volume and market trends

Avg floor area80.2 m²

EPC breakdown

C
1%
D
11%
E
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 43%Terraced 57%

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£200,500
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 EAnnual charge £2,438
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+7.3%

Total change

+518%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.2%

per year

Acceleration

-21.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached42.9%
Terraced57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£119k+58%1.8
Post-dot-com plateau2004–2004£223k£223k+0%3
Pre-crash peak2006–2007£216k£243k+12.3%1.5
GFC & correction2008–2011£280k£250k-10.7%1
Help-to-Buy recovery2014–2014£310k£310k+0%2
Brexit uncertainty2019–2019£413k£413k+0%2
Pandemic surge2021–2021£463k£463k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Weakest performer

Semi-detached

-3.5% alpha

Terraced-0.5% α
Local
11.3%
District
11.8%
Semi-detached-3.5% α
Local
5.6%
District
9.1%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Bounds Green Underground StationPiccadilly line
10 min walk
Bowes Park

Nearby stations

Bowes ParkNational Rail
9 min walk
Bounds Green Underground StationPiccadilly
10 min walk
Arnos Grove Underground StationPiccadilly
15 min walk
Wood Green Underground StationPiccadilly
23 min walk
Southgate Underground StationPiccadilly
28 min walk
No bus stops within 400m

46

Walkability score

76

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

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

15

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)6
Nearest car park486m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
799m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 13%
More green space than 94% 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

THE NORTH LONDON HEALTH CENTRE

BROOMFIELD AVENUE, PALMERS GREEN, N13 4JJ

7 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

98

Parks (1km)

11

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Occasional Half (571 m)

Nearest supermarketArnos Food & Wine · 347 m
3 tennis courts2 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)

719m

Post office

Nearby shops

My Twins Supermarket374 m
Food & Wine537 m
Green Lanes Butcher544 m
Elif Food Centre568 m

Nearby cafes

Orange Cafe500 m
Community Cafe636 m
Borneo Cafe & Bakery646 m
Bar Cafe 222703 m

Nearby restaurants

Golden Phoenix372 m
Bambos564 m
Pepe's573 m
Karafaki Taverna579 m

Nearby pubs

The Occasional Half571 m
The Truth589 m
Piano Bar 2725 m
Hayaty Lounge727 m

Nearby gyms

Broomfield Park outdoor gym669 m
Myddleton Road Outdoor Gym735 m
Giants Gym760 m
Park View Health Clubs813 m

Nearby pharmacies

Vantage Pharmacy575 m
Alderman's Pharmacy732 m
Clockwork Pharmacy806 m
Boots812 m

Nearby health

N13 Dental Clinic279 m
North London Health Centre707 m
The Smile Studios Palmers Green740 m
Food hygiene (5-star)43% of 40

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

FAST CLEANERS LIMITED

Investment

Investment grade, yield and market outlook

51

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

37.3

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,099m
Crossrail 2 route4,645m

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)
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)
19
Planning apps (3 years)
14
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
3
Under construction
0
Completed (3yr)
30
Largest scheme
90 homes · REAR OF, 253-269, REAR OF, 253-269, GREEN LANES, BROOMFIELD LANE (LAND IN), N13
Pipeline pressure
LOW

Named schemes (500m)

1-5 Lynton Court, 80 - 98, 1-5 Lynton Court, 80 - 98, Bowes Road, N13 4NP87 homes
completed
102 - 118 And Rear Of 120 - 138 (Site 6D ), 102 - 118 And Rear Of 120 - 138 (Site 6D ), Bowes Road, N13 4NP33 homes
completed
LAND EAST OF, LAND EAST OF, WESTMINSTER DRIVE, N1311 homes
completed
147, 147, PALMERSTON ROAD, N22 8QX10 homes
completed
105 Bowes Road N13 4SB, N13 4SB9 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 4NN

Full postcodeN13 4NN
Postcode districtN13
BoroughLondon Borough of Enfield
WardArnos Grove
Latitude51.613087
Longitude-0.117067
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