New Southgate · Enfield · Southgate and Wood Green constituency · 51.61151, -0.11772

N13 4RY— New Southgate, Enfield

Location and area intelligence for N13 4RY, New Southgate, Enfield

The family fortress

 

Schools 100%Safety 88/100Transport 41/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
64
Safety
88
Schools
60
Transport
41
Environment
63
Investment
51

The bottom line

N13 4RY 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 4RY

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+10.0% vs London avg
vs London crime-65.0% vs London avg

Deep-dive guides for N13 4RY

🛡️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 4RY 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.8 incidents per 1,000 residents

Better than 84% of London
→ Stable

-69% vs borough

Crime by type

Other29%
Violence & sexual offences24%
Vehicle crime16%
Anti-social behaviour13%
Burglary11%
Drug offences4%
Theft2%
Robbery0%

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 · 2.2km

Crime is 65% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N13 district median

£425,250

Based on 83 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£8,396/m²
Price per ft²£780/ft²
Avg floor area69.2 m²

EPC breakdown

C
3%
D
16%
E
2%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Terraced 98%Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£173,000
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 CAnnual charge £1,773
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.9%

Total change

+882%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.0%

per year

Acceleration

-37.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 43 sales

Property Type Mix

Total: 43 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£155k+174.3%3
Post-dot-com plateau2001–2004£144k£176k+22.1%2.2
Pre-crash peak2005–2007£211k£275k+30.3%2
GFC & correction2009–2012£181k£293k+61.6%1
Help-to-Buy recovery2014–2015£385k£420k+9.1%2
Brexit uncertainty2018–2018£476k£476k+0%2
Pandemic surge2021–2021£610k£610k+0%1
Current market2025–2025£555k£555k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Terraced+1.3% α
Local
7.5%
District
6.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Bounds Green Underground StationPiccadilly line
8.1 min walk
Bowes Park

Nearby stations

Bowes ParkNational Rail
7 min walk
Bounds Green Underground StationPiccadilly
8 min walk
Arnos Grove Underground StationPiccadilly
15 min walk
Wood Green Underground StationPiccadilly
21 min walk
Southgate Underground StationPiccadilly
30 min walk
No bus stops within 400m

41

Walkability score

66

Footpaths (500m)

0

Santander docks (800m)

4.8 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

10

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)6
Nearest car park331m
Santander docks (800m)0
Nearest cycle dock4.8 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 waterMEDIUM
Medium
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: 8.9 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 31%
More green space than 77% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 5.9 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

CHESHIRE ROAD SURGERY

22 CHESHIRE ROAD, WOOD GREEN, N22 8JJ

7 min walk

91%

Recommend GP

91%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

10

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Occasional Half (545 m)

Nearest supermarketArnos Food & Wine · 338 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)

644m

Post office

Nearby shops

My Twins Supermarket217 m
Domipol - Sklep Polski554 m
Hellenic Bakery555 m
Myddleton Stores558 m

Nearby cafes

New Salamis FC560 m
Nicosia Cafe Bar574 m
Renaissance577 m
CupTales581 m

Nearby restaurants

Golden Phoenix211 m
Bambos544 m
Mohammedi Indian Takeaway553 m
Espresso Pizza555 m

Nearby pubs

The Occasional Half545 m
Tap Room557 m
The Truth583 m
The Ranelagh725 m

Nearby gyms

Myddleton Road Outdoor Gym569 m
Giants Gym578 m
Broomfield Park outdoor gym850 m

Nearby pharmacies

Vantage Pharmacy586 m
Clockwork Pharmacy637 m
Warwick Pharmacy678 m
Alderman's Pharmacy907 m

Nearby health

N13 Dental Clinic291 m
Bounds Green Group Practice818 m
North London Health Centre883 m
The Smile Studios Palmers Green921 m
Food hygiene (5-star)46% of 41

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

WEST POINT SPV 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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46

Price growth score

C
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,928m
Crossrail 2 route4,547m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,340 nationally

1,970

Est. population

12,542/km²

68%

Employed

50%

Degree educated

£46,200

Median income

7.9%

Claimant rate

Inner cityHigh densityEstablished mixed

35

Community stability

Age profile

21%
24%
27%
16%
Under 1821%
18–3424%
35–4927%
50–6416%
65+11%

Tenure

24%
24%
47%
Own outright24%
Own (mortgage)24%
Private rent47%
Social rent4%
Shared ownership1%

Ethnicity

36%
34%
White British36%
White Other34%
Asian10%
Black8%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine17%
No car household45%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent47%
Social rent4%

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)
17
Planning apps (3 years)
15
Local approval rate
88%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
31
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
LAND EAST OF, LAND EAST OF, WESTMINSTER DRIVE, N1311 homes
completed
147, 147, PALMERSTON ROAD, N22 8QX10 homes
completed
119, 119, Whittington Road, N22 8YR10 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.9%
Ward turnout
41%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Josh AbeyLabour
Nelly GyoshevaLabour

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Key facts for N13 4RY

Full postcodeN13 4RY
Postcode districtN13
BoroughLondon Borough of Enfield
WardNew Southgate
Latitude51.611506
Longitude-0.117724
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