Bowes · Enfield · Southgate and Wood Green constituency · 51.60869, -0.11052

N13 4TT— Bowes, Enfield

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

The family fortress

 

Schools 100%Safety 82/100Transport 32/100~4% 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
63
Safety
82
Schools
95
Transport
32
Environment
67
Investment
45

The bottom line

N13 4TT 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 4TT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N13 4TT

🛡️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 4TT 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 · 5 min walk

★★★

Secondary

St Thomas More Catholic School

Outstanding · Inspected May 2024 · 6 min walk

P8: +0.47A8: 50.5

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 19 min walk

6 primaries · 3 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.7km

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£8,453/m²
Price per ft²£785/ft²
Avg floor area65.5 m²

EPC breakdown

C
4%
D
7%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Terraced 25%Flat 67%Other 8%

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£163,750
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 EAnnual charge £2,438
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+8.4%

Total change

+852%

Market Activity

Price Velocity & Acceleration

Current Velocity

+235.2%

per year

Acceleration

+221.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 11 sales

Property Type Mix

Total: 11 sales

Terraced27.3%
Flat/maisonette72.7%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£62k£92k+48.4%2
Post-dot-com plateau2003–2003£155k£155k+0%1
Pre-crash peak2006–2006£176k£176k+0%3
Current market2025–2025£590k£590k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
10.9%
District
9.5%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Wood Green StationPiccadilly line
14.9 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Bounds Green Underground StationPiccadilly
12 min walk
Palmers GreenNational Rail
13 min walk
Wood Green Underground StationPiccadilly
16 min walk
Arnos Grove Underground StationPiccadilly
22 min walk
Turnpike Lane Underground StationPiccadilly
26 min walk
No bus stops within 400m

56

Walkability score

77

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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)25
Nearest car park184m
Santander docks (800m)0
Nearest cycle dock4.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

78%

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 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
NoiseNONE
road
SEVERE
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: 37%
More green space than 89% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.9 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

ARCADIAN GARDENS SURGERY

1 ARCADIAN GARDENS, WOOD GREEN, N22 5AB

3 min walk

67%

Recommend GP

67%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.6 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

282

Parks (1km)

16

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

11

Convenience

Nearest supermarketSirwan Food Centre · 26 m
6 tennis courts2 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)

56m

Post office

Nearby shops

Lefteris Bakery31 m
AIDA International Supermarket37 m
Polonezz - Polski Sklep38 m
Demos Continental41 m

Nearby cafes

Tirana Pool Club & Coffee Bar43 m
Borneo Cafe & Bakery49 m
New Salamis FC485 m
Renaissance530 m

Nearby restaurants

Alba Vita39 m
Ooh Yes Fish Bar39 m
Meşale Restaurant Meze Bar and Grill46 m
two feathers50 m

Nearby pubs

The Occasional Half190 m
The Truth248 m
Tap Room628 m
The Prince921 m

Nearby gyms

Myddleton Road Outdoor Gym442 m
Giants Gym649 m
White Hart Lane Boxing Academy811 m
Park View Health Clubs1.0 km

Nearby pharmacies

Vantage Pharmacy304 m
Boots1.1 km
Palmers Pharmacy1.1 km
Crescent Pharmacy Express1.1 km

Nearby health

Colosseum Dental1.1 km
Staunton Group Practice1.1 km
North London Health Centre1.1 km
Park Vue1.2 km
Food hygiene (5-star)47% of 94

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DUBAI GRILL & SHAWARMA LTD
JUSTUS OFFSETTING LTD
RADO BUILDING LTD
TIMELESS ESTATES LTD
TIMELESS PROPERTY INVESTMENTS LTD

Investment

Investment grade, yield and market outlook

45

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

45.4

Price growth score

C
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,578m
Crossrail 2 route3,978m

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)
10
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)
92
Largest scheme
53 homes · LAND REAR OF SOUTHGATE TOWN HALL, LAND REAR OF SOUTHGATE TOWN HALL, GREEN LANES, 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
26, Woodside Road, London, N22 5HT, 269 homes
completed
2, 2, Glendale Avenue, N22 5AH8 homes
completed
28, 28, Acadian Gardens, N22 5AD8 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 4TT

Full postcodeN13 4TT
Postcode districtN13
BoroughLondon Borough of Enfield
WardBowes
Latitude51.608692
Longitude-0.110518
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