Bowes · Enfield · Southgate and Wood Green constituency · 51.60945, -0.11218

N13 4TL— Bowes, Enfield

Location and area intelligence for N13 4TL, Bowes, Enfield

The family fortress

 

Schools 100%Safety 82/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
66
Safety
82
Schools
95
Transport
38
Environment
67
Investment
46

The bottom line

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

The catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N13 4TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for N13 4TL

🛡️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 4TL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Tottenhall Infant School

Good · Inspected Nov 2021 · 6 min walk

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 8 min walk

P8: +0.47A8: 50.5

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 21 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

58.9 incidents per 1,000 residents

Better than 55% of London
→ Stable

-20% vs borough

Crime by type

Violence & sexual offences30%
Other27%
Vehicle crime17%
Anti-social behaviour12%
Burglary9%
Drug offences3%
Theft1%
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 · 2.6km

Crime is 9% below London average

Property

2 Jul

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£7,211/m²
Price per ft²£670/ft²
Avg floor area97.5 m²

EPC breakdown

C
5%
D
21%
E
5%
G
2%

Based on 33 properties · Confidence: high

Street mix

Semi 4%Terraced 71%Flat 23%Other 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£243,750
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)
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

1995–2025 · CAGR

+7.3%

Total change

+721%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.8%

per year

Acceleration

-29.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached4.3%
Terraced72.3%
Flat/maisonette23.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£85k£105k+23.5%2.2
Post-dot-com plateau2001–2004£182k£220k+21.2%2.2
Pre-crash peak2005–2007£328k£373k+13.9%1.7
GFC & correction2010–2011£250k£250k+0%1
Help-to-Buy recovery2013–2015£500k£420k-16%1.7
Brexit uncertainty2017–2018£580k£607k+4.7%2.5
Pandemic surge2020–2021£500k£760k+51.9%2
Rate-rise correction2022–2023£660k£688k+4.2%2
Current market2024–2025£800k£698k-12.8%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
7.8%
District
7.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Wood Green StationPiccadilly line
16 min walk
Bowes Park

Nearby stations

Bowes ParkNational Rail
8 min walk
Bounds Green Underground StationPiccadilly
11 min walk
Wood Green Underground StationPiccadilly
17 min walk
Arnos Grove Underground StationPiccadilly
21 min walk
Turnpike Lane Underground StationPiccadilly
28 min walk
No bus stops within 400m

55

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★47 min
Waterloo54 min ↑
Canary Wharf62 min ↑
City52 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)25
Nearest car park266m
Santander docks (800m)0
Nearest cycle dock4.8 km

Connectivity

Broadband and mobile coverage

85%

Full fibre

85%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed428 Mbps
Median download424 Mbps
Superfast coverage85%
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: 8.6 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 61%
More green space than 89% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.0 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

CHESHIRE ROAD SURGERY

22 CHESHIRE ROAD, WOOD GREEN, N22 8JJ

3 min walk

91%

Recommend GP

91%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

229

Parks (1km)

20

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

11

Convenience

Nearest supermarketSirwan Food Centre · 157 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

191m

Post office

Nearby shops

Meat Land Suppliers137 m
KAYA FOOD CENTRE138 m
AIDA International Supermarket140 m
Lefteris Bakery142 m

Nearby cafes

Borneo Cafe & Bakery137 m
Tirana Pool Club & Coffee Bar185 m
New Salamis FC446 m
Orange Cafe480 m

Nearby restaurants

Domino's140 m
Ooh Yes Fish Bar176 m
Alba Vita180 m
Meşale Restaurant Meze Bar and Grill188 m

Nearby pubs

The Occasional Half179 m
The Truth246 m
Tap Room566 m
Piano Bar 2891 m

Nearby gyms

Myddleton Road Outdoor Gym413 m
Giants Gym589 m
Park View Health Clubs984 m
Broomfield Park outdoor gym1.1 km

Nearby pharmacies

Vantage Pharmacy289 m
Boots1.0 km
Palmers Pharmacy1.0 km
Alderman's Pharmacy1.0 km

Nearby health

N13 Dental Clinic738 m
North London Health Centre1.0 km
The Smile Studios Palmers Green1.1 km
Colosseum Dental1.2 km
Food hygiene (5-star)47% of 101

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AKBAR BROTHERS LIMITED
IAMMM LTD
LEVEL IT LIMITED

Investment

Investment grade, yield and market outlook

46

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42.8

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,669m
Crossrail 2 route4,118m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,283 nationally

1,461

Est. population

17,051/km²

60%

Employed

38%

Degree educated

£46,200

Median income

7.1%

Claimant rate

Inner cityVery high densityEstablished mixed

41

Community stability

Age profile

19%
22%
23%
20%
17%
Under 1819%
18–3422%
35–4923%
50–6420%
65+17%

Tenure

36%
20%
40%
Own outright36%
Own (mortgage)20%
Private rent40%
Social rent4%
Shared ownership1%

Ethnicity

25%
39%
13%
White British25%
White Other39%
Asian12%
Black7%
Mixed5%
Other13%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine21%
No car household37%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Private rent40%
Social rent4%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
11
Local approval rate
86%
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
6
Under construction
0
Completed (3yr)
46
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)

The Space Works (Former Garwood Garages), 419, The Space Works (Former Garwood Garages), 419, HIGH ROAD, WOOD GREEN, N22 8JD40 homes
completed
ADULT EDUCATION CENTRE, ADULT EDUCATION CENTRE, WHITE HART LANE, N2228 homes
completed
187-199, 187-199, Green Lanes, Palmers Green, N13 4UH14 homes
completed
147, 147, PALMERSTON ROAD, N22 8QX10 homes
completed
104, 104, PALMERSTON CRESCENT, N13 4NH8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.8%
Ward turnout
33%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Gina NeedsLabour
Ahmet OykenerLabour

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Key facts for N13 4TL

Full postcodeN13 4TL
Postcode districtN13
BoroughLondon Borough of Enfield
WardBowes
Latitude51.609447
Longitude-0.112177
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