Bowes · Enfield · Southgate and Wood Green constituency · 51.61154, -0.11160

N13 4XA— Bowes, Enfield

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

The family fortress

 

Schools 100%Safety 84/100Transport 34/100Low yield 2.20%

Best for: Families

Compare areas

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

Liveability
67
Safety
84
Schools
90
Transport
34
Environment
64
Investment
42

The bottom line

N13 4XA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £790,000 median — 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.

Check your dealbreakers

Toggle the things that matter to you — see how N13 4XA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N13 4XA meets your needs.

Location

N13 4XA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+51.9% vs London avg
vs London income+10.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for N13 4XA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N13 4XA with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks📈 Up & Coming🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How N13 4XA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Tottenhall Infant School

Good · Inspected Nov 2021 · 5 min walk

—

Secondary

St Anne's Catholic High School for Girls

Not yet inspected · 7 min walk

P8: +0.65A8: 58.7

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.4 incidents per 1,000 residents

Better than 63% of London
→ Stable

-33% vs borough

Crime by type

Other27%
Anti-social behaviour26%
Violence & sexual offences25%
Vehicle crime15%
Drug offences5%
Theft1%
Burglary1%
Robbery0%

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 · 2.4km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£790,000

Median sale price

Top 25% — 52% above London median

£790,000 is 52% above the London median (£520,000)

-68.1%

This year

Flat

Dominant type

Price history

5-year change
+229.2%
Sales (24 months)5
New build0.0%
Avg semi-detached£800,000
Avg flat£327,500
Price per m²£13,300/m²
Price per ft²£1,236/ft²
Avg floor area63.8 m²

EPC breakdown

C
32%
D
27%
E
8%

Based on 67 properties · Confidence: high

Street mix

Semi 8%Terraced 5%Flat 88%

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

Stamp duty

Standard buyer£27,000
First-time buyerFTB
£27,000
Additional propertyBTL/2nd
£50,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

17.1×

Price-to-income

£3,952/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£159,500
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 CAnnual charge £1,773
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.2%

Total change

+386%

Market Activity

Price Velocity & Acceleration

Current Velocity

-57.5%

per year

Acceleration

-32.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 59 sales

Property Type Mix

Total: 59 sales

Semi-detached8.5%
Terraced5.1%
Flat/maisonette86.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£109k+107.6%2.2
Post-dot-com plateau2001–2004£92k£131k+42.4%3.5
Pre-crash peak2006–2007£154k£170k+10.4%1.5
GFC & correction2008–2012£185k£233k+26.3%1.8
Help-to-Buy recovery2013–2015£283k£240k-15%2.7
Brexit uncertainty2017–2019£755k£210k-72.2%1
Pandemic surge2021–2021£240k£240k+0%1
Rate-rise correction2022–2022£285k£285k+0%3
Current market2024–2026£795k£255k-67.9%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
7.3%
District
6.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Palmers GreenNational Rail
9 min walk
Bounds Green Underground StationPiccadilly
13 min walk
Wood Green Underground StationPiccadilly
20 min walk
Arnos Grove Underground StationPiccadilly
20 min walk
Turnpike Lane Underground StationPiccadilly
31 min walk
No bus stops within 400m

53

Walkability score

121

Footpaths (500m)

0

Santander docks (800m)

4.9 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

17

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)6
Nearest car park195m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
695m

Connectivity

Broadband and mobile coverage

100%

Full fibre

57%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed330 Mbps
Median download339 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: 8.9 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 46%
More green space than 79% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.1 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

6 min walk

91%

Recommend GP

91%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

7

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

17

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

12

Convenience

Nearest supermarketSirwan Food Centre · 351 m
3 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)

382m

Post office

Nearby shops

Elif Food Centre162 m
Habari Newsagents165 m
Bracia Polskie Delikatesy185 m
KAYA FOOD CENTRE265 m

Nearby cafes

Orange Cafe250 m
Borneo Cafe & Bakery287 m
Tirana Pool Club & Coffee Bar363 m
Bar Cafe 222627 m

Nearby restaurants

Bambos156 m
Pepe's162 m
Just Chicken & Kebabs166 m
Karafaki Taverna175 m

Nearby pubs

The Occasional Half168 m
The Truth174 m
Piano Bar 2656 m
Hayaty Lounge686 m

Nearby gyms

Myddleton Road Outdoor Gym632 m
Park View Health Clubs749 m
Giants Gym775 m
Broomfield Park outdoor gym876 m

Nearby pharmacies

Vantage Pharmacy163 m
Boots764 m
Palmers Pharmacy787 m
Alderman's Pharmacy792 m

Nearby health

N13 Dental Clinic680 m
North London Health Centre778 m
The Smile Studios Palmers Green895 m
Food hygiene (5-star)46% of 104

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

BM ADVISING LIMITED
ICV LTD
KISER11 LTD
MEATING POINT MAGAZINE LTD
SIMON SAYS INK TATTOOS LTD

+2 more

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score49/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months2

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

17/100

Velocity score

Future outlook

55.7

Price growth score

C
Low

Development pressure

High

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,899m
Crossrail 2 route4,268m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,736 nationally

1,781

Est. population

20,533/km²

65%

Employed

44%

Degree educated

£46,200

Median income

7.3%

Claimant rate

Inner cityVery high densityRenters

28

Community stability

Age profile

21%
22%
31%
16%
Under 1821%
18–3422%
35–4931%
50–6416%
65+10%

Tenure

20%
17%
56%
Own outright20%
Own (mortgage)17%
Private rent56%
Social rent7%
Shared ownership1%

Ethnicity

27%
41%
White British27%
White Other41%
Asian8%
Black9%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine16%
No car household51%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent56%
Social rent7%

vs. London

Income vs London+10.0%
Price vs London+51.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
13
Local approval rate
78%
Borough approval rate
74%
Historic landfill (400m)
1
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)
98
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)

LAND REAR OF SOUTHGATE TOWN HALL, LAND REAR OF SOUTHGATE TOWN HALL, GREEN LANES, N1353 homes
completed
FORMER TIMBER YARD, 90-120, FORMER TIMBER YARD, 90-120, GREEN LANES, N13 5UP39 homes
completed
LAND AT, LAND AT, SHAPLAND WAY, N1333 homes
completed
251, 251, Green Lanes, N13 4XD19 homes
completed
Land to the back of 251, Land to the back of 251, Green Lanes, Enfield, N13 4XD18 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£790,000)

£27,000

Standard buyer

£27,000

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in N13 4XA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N13 4XA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Enfield with nearby boroughs:

Enfield vs HaringeyEnfield vs BarnetEnfield vs Waltham Forest

What else could £790k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track N13 4XA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N13 4XA

Full postcodeN13 4XA
Postcode districtN13
BoroughLondon Borough of Enfield
WardBowes
Latitude51.611542
Longitude-0.111599
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