Arnos Grove · Enfield · Southgate and Wood Green constituency · 51.61359, -0.12074

N13 4NS— Arnos Grove, Enfield

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

The family fortress

 

Schools 100%Safety 79/100Transport 31/100Yield 4.09%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
61
Safety
79
Schools
60
Transport
31
Environment
73
Investment
50

The bottom line

N13 4NS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 4NS

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 4NS

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N13 4NS 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 · 4 min walk

P8: -0.35A8: 37.9

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 31 min walk

3 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

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.9km

Crime is +18% above London average

Property

Prices, sales volume and market trends

Avg floor area150 m²

EPC breakdown

C
1%
D
4%
E
2%

Based on 7 properties · Confidence: low

Street mix

Semi 78%Detached 22%

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£375,000
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

1995–2022 · CAGR

+8.1%

Total change

+725%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.5%

per year

Acceleration

-17.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 9 sales

Property Type Mix

Total: 9 sales

Detached22.2%
Semi-detached77.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£100k£150k+50%1
Post-dot-com plateau2002–2002£295k£295k+0%1
GFC & correction2011–2011£450k£450k+0%1
Help-to-Buy recovery2013–2013£528k£528k+0%1
Pandemic surge2021–2021£708k£708k+0%1
Rate-rise correction2022–2022£825k£825k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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 GreenPiccadilly line
9 min walk
Bowes Park

Nearby stations

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

42

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)6
Nearest car park431m
Santander docks (800m)0
Nearest cycle dock5.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed450 Mbps
Median download429 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: 9.1 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 70%
More green space than 98% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 6.0 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

BOUNDS GREEN GROUP PRACTICE

THE SURGERY, GORDON ROAD, BOUNDS GREEN, NEW SOUTHGATE, N11 2PF

11 min walk

70%

Recommend GP

70%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 747 m
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

90

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ranelagh (701 m)

Nearest supermarketArnos Food & Wine · 120 m
3 tennis courts4 swimming pools2 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)

756m

Post office

Nearby shops

Nisa Local482 m
My Twins Supermarket524 m
Metro-X742 m
Eats and Bits754 m

Nearby cafes

Community Cafe620 m
Hot Milk704 m
Sunrise Cafe709 m
Orange Cafe752 m

Nearby restaurants

Golden Phoenix516 m
Flavas Chicken & Pizza738 m
Oriental Chef Noodle Cafe760 m
Firat Kebab and Fish Bar763 m

Nearby pubs

The Ranelagh701 m
Tap Room793 m
Troy's Lounge Bar809 m
Springfield Tavern905 m

Nearby gyms

Arnos Pool680 m
Broomfield Park outdoor gym705 m
Giants Gym810 m
Myddleton Road Outdoor Gym855 m

Nearby pharmacies

Clockwork Pharmacy749 m
Warwick Pharmacy762 m
Alderman's Pharmacy856 m

Nearby health

N13 Dental Clinic63 m
Bowes Road Clinic747 m
The Smile Studios Palmers Green804 m
North London Health Centre828 m
Food hygiene (5-star)47% of 30

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

50

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 score16/100
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

31.2

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,180m
Crossrail 2 route4,859m

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)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
13
Local approval rate
90%
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)
45
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)

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
105 Bowes Road N13 4SB, N13 4SB9 homes
completed
115, Bowes Road, N13 4SB5 homes
completed
79, 79, Brownlow Road, London, N11 2BN5 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 4NS

Full postcodeN13 4NS
Postcode districtN13
BoroughLondon Borough of Enfield
WardArnos Grove
Latitude51.613586
Longitude-0.120744
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
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Food Standards
Agency
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