Palmers Green · Enfield · Southgate and Wood Green constituency · 51.61375, -0.10707

N13 5JA— Palmers Green, Enfield

Location and area intelligence for N13 5JA, Palmers Green, Enfield

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 30/100Yield 4.09%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
64
Safety
80
Schools
90
Transport
30
Environment
62
Investment
55

The bottom line

N13 5JA 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: 56 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N13 5JA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for N13 5JA

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How N13 5JA 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 · 4 min walk

—

Secondary

St Anne's Catholic High School for Girls

Not yet inspected · 4 min walk

P8: +0.65A8: 58.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.4 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-2% vs borough

Crime by type

Vehicle crime23%
Other22%
Violence & sexual offences20%
Anti-social behaviour15%
Burglary10%
Drug offences7%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.3km

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area50.3 m²

EPC breakdown

C
9%
D
12%
E
3%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 14%Terraced 9%Flat 73%Other 5%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£125,750
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 EAnnual charge £2,438
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2019 · CAGR

+6.1%

Total change

+288%

Market Activity

Price Velocity & Acceleration

Current Velocity

+48.5%

per year

Acceleration

+47.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached15.8%
Terraced10.5%
Flat/maisonette73.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£51k-26%2
Post-dot-com plateau2002–2003£121k£94k-23%2.5
Pre-crash peak2006–2006£278k£278k+0%2
GFC & correction2012–2012£177k£177k+0%1
Help-to-Buy recovery2013–2013£179k£179k+0%2
Brexit uncertainty2019–2019£265k£265k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
8.1%
District
7.6%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Palmers GreenNational Rail
7 min walk
Bounds Green Underground StationPiccadilly
18 min walk
Wood Green Underground StationPiccadilly
23 min walk
Arnos Grove Underground StationPiccadilly
23 min walk
Southgate Underground StationPiccadilly
31 min walk
No bus stops within 400m

47

Walkability score

111

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★56 min
Waterloo63 min ↑
Canary Wharf66 min ↑
City56 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 park164m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
397m

Connectivity

Broadband and mobile coverage

63%

Full fibre

63%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed320 Mbps
Median download360 Mbps
Superfast coverage63%
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 25%
Above average green space

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 yield849.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE NORTH LONDON HEALTH CENTRE

BROOMFIELD AVENUE, PALMERS GREEN, N13 4JJ

7 min walk

72%

Recommend GP

72%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

9

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

20

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Truth (364 m)

Nearest supermarketMorrisons · 489 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

654m

Post office

Nearby shops

Food & Wine169 m
Green Lanes Butcher171 m
Elif Food Centre293 m
Habari Newsagents319 m

Nearby cafes

Orange Cafe197 m
Bar Cafe 222381 m
KB02 Venue Hire403 m
Milk and Honey418 m

Nearby restaurants

Karafaki Taverna281 m
Pepe's307 m
Just Chicken & Kebabs323 m
Bambos412 m

Nearby pubs

The Truth364 m
Piano Bar 2406 m
The Occasional Half429 m
Hayaty Lounge453 m

Nearby gyms

Park View Health Clubs476 m
Broomfield Park outdoor gym829 m

Nearby pharmacies

Vantage Pharmacy311 m
Boots502 m
Palmers Pharmacy516 m
Alderman's Pharmacy625 m

Nearby health

North London Health Centre625 m
The Smile Studios Palmers Green794 m
Gillian House Surgery924 m
Smile Lounge1.0 km
Food hygiene (5-star)46% of 143

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
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

ATLANTIC CONSTRUCTION 20 LTD
DELIVERY TRADE LTD
HOMELAND MANAGEMENT LTD
NIKSA 2007 LTD
PN BUILDERS LTD

+1 more

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

33.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,130m
Crossrail 2 route4,270m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,788 nationally

1,589

Est. population

7,471/km²

55%

Employed

43%

Degree educated

£37,700

Median income

4.8%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

24%
21%
20%
20%
15%
Under 1824%
18–3421%
35–4920%
50–6420%
65+15%

Tenure

36%
29%
31%
Own outright36%
Own (mortgage)29%
Private rent31%
Social rent4%
Shared ownership0%

Ethnicity

27%
36%
15%
White British27%
White Other36%
Asian15%
Black6%
Mixed5%
Other12%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine17%
No car household28%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent31%
Social rent4%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
16
Local approval rate
73%
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
0
Under construction
0
Completed (3yr)
83
Largest scheme
90 homes · REAR OF, 253-269, REAR OF, 253-269, GREEN LANES, BROOMFIELD LANE (LAND IN), N13
Pipeline pressure
NONE

Named schemes (500m)

ALLOTMENT LAND AT REAR &, 1/3, ALLOTMENT LAND AT REAR &, 1/3, MELVILLE GARDENS, N13 6ES60 homes
completed
Honeysuckle House 1A Oakthorpe Road, N13 5HY46 homes
completed
FORMER TIMBER YARD, 90-120, FORMER TIMBER YARD, 90-120, GREEN LANES, N13 5UP39 homes
completed
253, 253, BROOMFIELD LANE, N13 4ET27 homes
completed
Truro House, 176, Truro House, 176, Green Lanes, London, N13 5UJ27 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.8%
Ward turnout
43%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Chris JamesLabour
Doug TaylorLabour

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Key facts for N13 5JA

Full postcodeN13 5JA
Postcode districtN13
BoroughLondon Borough of Enfield
WardPalmers Green
Latitude51.613753
Longitude-0.107073
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