Palmers Green · Enfield · Southgate and Wood Green constituency · 51.62034, -0.10742

N13 4QS— Palmers Green, Enfield

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 37/100Yield 4.09%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
66
Schools
60
Transport
37
Environment
65
Investment
64

The bottom line

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

The catches: 57 min to city — 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 4QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+13.6% vs London avg
vs London crime+136.0% vs London avg

Deep-dive guides for N13 4QS

🛡️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

“High-connectivity investment target”

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How N13 4QS 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 · 5 min walk

KS2: 104.8

—

Secondary

St Anne's Catholic High School for Girls

Not yet inspected · 6 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

153.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+108% vs borough

Crime by type

Other40%
Violence & sexual offences18%
Anti-social behaviour12%
Drug offences7%
Vehicle crime7%
Theft6%
Robbery5%
Burglary5%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.8km

Crime is +136% above London average

Property

Prices, sales volume and market trends

Avg floor area62.7 m²

EPC breakdown

C
2%
D
7%
E
4%

Based on 13 properties · Confidence: medium

Street mix

Terraced 13%Flat 87%

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£156,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+8.1%

Total change

+553%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.5%

per year

Acceleration

+9.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 15 sales

Property Type Mix

Total: 15 sales

Terraced13.3%
Flat/maisonette86.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£72k£103k+43.1%1
Post-dot-com plateau2003–2004£171k£190k+11%2
Pre-crash peak2006–2006£200k£200k+0%1
GFC & correction2008–2012£233k£235k+0.9%1
Help-to-Buy recovery2014–2016£331k£400k+20.8%1
Rate-rise correction2022–2022£470k£470k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.9% alpha

Flat/maisonette+4.9% α
Local
11%
District
6.1%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

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 3

Moderate

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

Nearby stations

Palmers GreenNational Rail
4 min walk
Arnos Grove Underground StationPiccadilly
23 min walk
Bounds Green Underground StationPiccadilly
24 min walk
Southgate Underground StationPiccadilly
24 min walk
Wood Green Underground StationPiccadilly
32 min walk
No bus stops within 400m

50

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria59 min ↑
Waterloo66 min ↑
Canary Wharf68 min ↑
City ★57 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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park248m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
339m

Connectivity

Broadband and mobile coverage

100%

Full fibre

64%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed354 Mbps
Median download364 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: 9.8 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 55%
More green space than 84% 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

GILLAN HOUSE SURGERY

457 GREEN LANES, PALMERS GREEN, N13 4BS

4 min walk

82%

Recommend GP

82%

Overall GP experience

5

GPs within 1km

8

Dentists within 1km

12

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

16

Restaurants (800m)

17

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

4

Convenience

Nearest supermarketMorrisons · 373 m
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

101m

Post office

Nearby shops

Sainsbury's Local83 m
Aroma Patisserie272 m
Pravalia De Acasa281 m
Hill Top313 m

Nearby cafes

The Olive Cafe & Bakery56 m
Kiva81 m
Vaporium95 m
Perandori126 m

Nearby restaurants

Pizza Hut Delivery52 m
Papa John's90 m
Domino's105 m
McDonald's241 m

Nearby pubs

The Fox63 m
The Alfred Herring115 m
Chestnut Tree326 m
Hayaty Lounge339 m

Nearby gyms

Park View Health Clubs272 m
Broomfield Park outdoor gym580 m
Brackendale Lawn Tennis Club1.0 km

Nearby pharmacies

Palmers Pharmacy234 m
Walkers Pharmacy240 m
Boots257 m
Alderman's Pharmacy336 m

Nearby health

Gillian House Surgery218 m
Smile Lounge320 m
North London Health Centre364 m
The Smile Studios Palmers Green464 m
Food hygiene (5-star)55% of 119

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

BELLORE PROPERTIES LTD
DEVONSHIRE ROAD FREEHOLD LIMITED

Investment

Investment grade, yield and market outlook

64

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 score22/100
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

33

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,863m
Crossrail 2 route4,868m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,625 nationally

1,837

Est. population

9,375/km²

63%

Employed

45%

Degree educated

£47,700

Median income

9.0%

Claimant rate

Inner cityHigh densityEstablished mixed

37

Community stability

Age profile

22%
23%
26%
19%
Under 1822%
18–3423%
35–4926%
50–6419%
65+10%

Tenure

26%
26%
47%
Own outright26%
Own (mortgage)26%
Private rent47%
Social rent1%
Shared ownership0%

Ethnicity

32%
34%
White British32%
White Other34%
Asian10%
Black8%
Mixed4%
Other12%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household35%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent47%
Social rent1%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
24
Local approval rate
58%
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
0
Under construction
0
Completed (3yr)
75
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)

Public House, 413, Public House, 413, Green Lanes, N13 4JD54 homes
completed
1-39, 1-39, PELLIPAR CLOSE, N13 4AE49 homes
completed
DUMAYNE HOUSE, 1, DUMAYNE HOUSE, 1, FOX LANE, N13 4AB21 homes
completed
Ashbourne Lodge, Ashbourne Lodge, Hazelwood Lane, N13 5EX16 homes
completed
MEDIA HOUSE, 8, MEDIA HOUSE, 8, LODGE DRIVE, and Land Rear of 65 & 67 The Grove, N13 5LB14 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 4QS

Full postcodeN13 4QS
Postcode districtN13
BoroughLondon Borough of Enfield
WardPalmers Green
Latitude51.620341
Longitude-0.107420
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