Palmers Green · Enfield · Southgate and Wood Green constituency · 51.61453, -0.10737

N13 5JD— Palmers Green, Enfield

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

The practical family move

 

Schools 100%Safety 76/100Transport 35/100Low yield 2.56%

Best for: Families

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

Liveability
62
Safety
76
Schools
90
Transport
35
Environment
62
Investment
51

The bottom line

N13 5JD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £680,000 median — strong value for Families 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 5JD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+30.8% vs London avg
vs London income+10.0% vs London avg
vs London crime+39.0% vs London avg

Deep-dive guides for N13 5JD

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

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“The practical family move”

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How N13 5JD 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 · 3 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 · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.1 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+22% vs borough

Crime by type

Other29%
Violence & sexual offences23%
Anti-social behaviour21%
Vehicle crime13%
Drug offences7%
Robbery4%
Burglary3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.3km

Crime is +39% above 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.

£680,000

Median sale price

Above London median by 31%

£680,000 is 31% above the London median (£520,000)

+21.3%

This year

Terraced

Dominant type

Price history

5-year change
+2.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£623,500
Avg terraced£688,000
Price per m²£6,532/m²
Price per ft²£607/ft²
Avg floor area103.9 m²

EPC breakdown

C
3%
D
16%
E
8%

Based on 27 properties · Confidence: medium

Street mix

Semi 19%Terraced 81%

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£21,500
First-time buyerFTB
£21,500
Additional propertyBTL/2nd
£41,900

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

14.7×

Price-to-income

£3,402/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£259,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.9%

Total change

+682%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.2%

per year

Acceleration

-10.30

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £450k–£500k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached19.2%
Terraced80.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£180k+104.5%1
Post-dot-com plateau2001–2003£174k£240k+38.3%1.3
Pre-crash peak2007–2007£433k£433k+0%3
GFC & correction2010–2011£425k£343k-19.3%1.5
Help-to-Buy recovery2014–2016£500k£512k+2.4%2
Brexit uncertainty2019–2019£645k£645k+0%1
Pandemic surge2021–2021£662k£662k+0%1
Rate-rise correction2023–2023£550k£550k+0%1
Current market2024–2026£610k£688k+12.8%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.9% alpha

Terraced-1.9% α
Local
3.6%
District
5.5%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
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
22.8 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Palmers GreenNational Rail
6 min walk
Bounds Green Underground StationPiccadilly
18 min walk
Arnos Grove Underground StationPiccadilly
22 min walk
Wood Green Underground StationPiccadilly
24 min walk
Southgate Underground StationPiccadilly
30 min walk
No bus stops within 400m

51

Walkability score

125

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

16

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)6
Nearest car park136m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
309m

Connectivity

Broadband and mobile coverage

92%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed462 Mbps
Median download437 Mbps
Superfast coverage92%
All operators 5G95%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 9.2 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

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 yield849.7 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

6 min walk

72%

Recommend GP

72%

Overall GP experience

5

GPs within 1km

9

Dentists within 1km

10

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

22

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

5

Convenience

Nearest supermarketMorrisons · 404 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

689m

Post office

Nearby shops

Green Lanes Butcher147 m
Food & Wine155 m
Family Market Off Licence298 m
S.N.H. News354 m

Nearby cafes

Orange Cafe207 m
Bar Cafe 222292 m
KB02 Venue Hire314 m
Milk and Honey329 m

Nearby restaurants

KFC349 m
Karafaki Taverna351 m
Pepe's377 m
Just Chicken & Kebabs394 m

Nearby pubs

Piano Bar 2317 m
Hayaty Lounge365 m
Chestnut Tree403 m
The Truth437 m

Nearby gyms

Park View Health Clubs387 m
Broomfield Park outdoor gym754 m

Nearby pharmacies

Vantage Pharmacy381 m
Boots413 m
Palmers Pharmacy427 m
Alderman's Pharmacy540 m

Nearby health

North London Health Centre541 m
The Smile Studios Palmers Green713 m
Gillian House Surgery840 m
Smile Lounge938 m
Food hygiene (5-star)46% of 149

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

2080 PROPERTY HOLDINGS LTD
2080 PROPERTY MANAGEMENT LTD
BROIS LIMITED
DIALECTIC JOURNEYS LTD
LEXES PROPERTIES LTD

+2 more

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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

Low gross yield (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 73%
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

46

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,217m
Crossrail 2 route4,351m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,599 nationally

2,220

Est. population

8,597/km²

60%

Employed

44%

Degree educated

£46,200

Median income

9.0%

Claimant rate

Inner cityHigh densityRenters

33

Community stability

Age profile

24%
22%
26%
17%
Under 1824%
18–3422%
35–4926%
50–6417%
65+11%

Tenure

17%
19%
41%
19%
Own outright17%
Own (mortgage)19%
Private rent41%
Social rent19%
Shared ownership4%

Ethnicity

27%
30%
White British27%
White Other30%
Asian12%
Black12%
Mixed8%
Other12%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine19%
No car household42%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Private rent41%
Social rent19%

vs. London

Income vs London+10.0%
Price vs London+30.8%

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)
35
Planning apps (3 years)
17
Local approval rate
71%
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)

REAR OF, 253-269, REAR OF, 253-269, GREEN LANES, BROOMFIELD LANE (LAND IN), N1390 homes
completed
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£680,000)

£21,500

Standard buyer

£21,500

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.

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Key facts for N13 5JD

Full postcodeN13 5JD
Postcode districtN13
BoroughLondon Borough of Enfield
WardPalmers Green
Latitude51.614531
Longitude-0.107373
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