The bottom line
N13 5JF 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 catches: 56 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how N13 5JF scores on each.
Toggle a question above to see how N13 5JF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N13 5JF
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Postcode Personality
“The family fortress”
How N13 5JF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Hazelwood Junior School
Not yet inspected · Inspected Nov 2024 · 4 min walk
KS2: 104.8
Secondary
St Anne's Catholic High School for Girls
Not yet inspected · 7 min walk
100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km
Childcare
Childcare
Rowland Hill Nursery School
Outstanding · 16 min walk
5 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
72.4 incidents per 1,000 residents
-2% vs borough
Crime by type
Road safety
92
Road safety score
8
Accidents (5yr)
3
Serious within 200m
Fire risk
LOW
Risk band
1
Incidents (1yr)
3
Incidents (5yr)
Nearest station: Southgate Fire Station · 2.5km
Crime is +11% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 2 sales 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
EPC breakdown
Based on 8 properties · Confidence: low
Street mix
LHA rates — Outer North East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1996–2026 · CAGR
+6.5%
Total change
+555%
Market Activity
Price Velocity & Acceleration
Current Velocity
-3.1%
per year
Acceleration
-8.44
change in velocity
Market State
Downturn
Price Distribution
P25: £75k–£100k · P75: £400k–£450k · 8 sales
Property Type Mix
Total: 8 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1996–2000 | £73k | £85k | +17.2% | 1 |
| Post-dot-com plateau | 2001–2001 | £154k | £154k | +0% | 1 |
| Help-to-Buy recovery | 2015–2015 | £415k | £415k | +0% | 1 |
| Rate-rise correction | 2022–2022 | £465k | £465k | +0% | 1 |
| Current market | 2025–2026 | £490k | £475k | -3.1% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
17
Walkability score
44
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
16
Car parks (800m)
0
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Reservoirs SSSI — 4.8 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
GILLAN HOUSE SURGERY
457 GREEN LANES, PALMERS GREEN, N13 4BS
11 min walk
82%
Recommend GP
82%
Overall GP experience
2
GPs within 1km
5
Dentists within 1km
5
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
57
Parks (1km)
0
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
1
Gyms (1km)
4
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Piano Bar 2 (620 m)
No restaurants within 800m — nearest: McDonald's (602 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
722m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
43
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
37.5
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 5/10
Around average
Index of Multiple Deprivation
Rank: 14,788 nationally
1,589
Est. population
7,471/km²
55%
Employed
43%
Degree educated
£37,700
Median income
4.8%
Claimant rate
47
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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