New Southgate · Enfield · Southgate and Wood Green constituency · 51.61259, -0.12103

N13 4SE— New Southgate, Enfield

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

The family fortress

 

Schools 100%Safety 88/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
67
Safety
88
Schools
60
Transport
41
Environment
68
Investment
50

The bottom line

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

The catches: high noise levels nearby; 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 4SE

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 4SE

🛡️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 4SE 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 · 5 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 · 32 min walk

4 primaries · 2 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

94

Road safety score

6

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.0km

Crime is 65% below London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£338/m²
Price per ft²£31/ft²
Avg floor area41.7 m²

EPC breakdown

C
24%
D
11%
E
4%
F
1%

Based on 40 properties · Confidence: high

Street mix

Terraced 50%Other 50%

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£104,250
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)
Roof(another dwelling above)
Heating fuelelectricity (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

2003–2006 · CAGR

+45.8%

Total change

+210%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.7%

per year

Acceleration

-317.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 4 sales

Property Type Mix

Total: 4 sales

Terraced100%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£125k£125k+0%1
Pre-crash peak2005–2006£495k£388k-21.7%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Bounds GreenPiccadilly line
7.6 min walk
Bowes Park

Nearby stations

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

46

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

4.9 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

2

Car parks (800m)

1

EV chargers (800m)

Nearest car park319m
Santander docks (800m)0
Nearest cycle dock4.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

66%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed362 Mbps
Median download371 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 waterLOW
Low
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: 9.0 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% 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

BOUNDS GREEN GROUP PRACTICE

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

10 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 · 767 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ranelagh (605 m)

Nearest supermarketArnos Food & Wine · 79 m
3 tennis courts1 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)

644m

Post office

Nearby shops

Nisa Local401 m
My Twins Supermarket452 m
Metro-X631 m
Eats and Bits643 m

Nearby cafes

Hot Milk593 m
Sunrise Cafe611 m
Urban Baristas656 m
CupTales699 m

Nearby restaurants

Golden Phoenix443 m
Flavas Chicken & Pizza627 m
Oriental Chef Noodle Cafe648 m
Firat Kebab and Fish Bar653 m

Nearby pubs

The Ranelagh605 m
Tap Room688 m
Springfield Tavern792 m
Troy's Lounge Bar909 m

Nearby gyms

Arnos Pool703 m
Giants Gym704 m
Myddleton Road Outdoor Gym764 m
Broomfield Park outdoor gym811 m

Nearby pharmacies

Clockwork Pharmacy637 m
Warwick Pharmacy652 m

Nearby health

N13 Dental Clinic53 m
Bounds Green Group Practice753 m
Bowes Road Clinic767 m
The Smile Studios Palmers Green906 m
Food hygiene (5-star)51% of 53

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

ELITE ESTATE AGENCY LTD
HI-TECH SECURITY & CONSTRUCTION UK LIMITED
ILCONST LTD
KIRPA ENTERPRISES LIMITED
MS COFFEE ARTISAN LTD

+10 more

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months0

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

4/100

Velocity score

Future outlook

51.9

Price growth score

C
Low

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,072m
Crossrail 2 route4,794m

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)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
14
Local approval rate
89%
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
32, 32, Brownlow Road, N11 2DE6 homes
completed
40, 40, BROWNLOW ROAD, N11 2DE5 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 4SE

Full postcodeN13 4SE
Postcode districtN13
BoroughLondon Borough of Enfield
WardNew Southgate
Latitude51.612593
Longitude-0.121030
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