Palmers Green · Enfield · Southgate and Wood Green constituency · 51.61783, -0.10742

N13 5LB— Palmers Green, Enfield

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 39/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
66
Schools
60
Transport
39
Environment
68
Investment
50

The bottom line

N13 5LB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 56 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N13 5LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+13.6% vs London avg
vs London crime+136.0% vs London avg

Deep-dive guides for N13 5LB

🛡️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🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How N13 5LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

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 · 2 min walk

P8: +0.65A8: 58.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

153.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+108% vs borough

Crime by type

Other40%
Violence & sexual offences18%
Anti-social behaviour12%
Drug offences7%
Vehicle crime7%
Theft6%
Robbery5%
Burglary5%

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 · 2.0km

Crime is +136% above London average

Property

1 May

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£5,530/m²
Price per ft²£514/ft²
Avg floor area66.5 m²

EPC breakdown

B
32%
C
12%
D
5%

Based on 49 properties · Confidence: high

Street mix

Terraced 69%Flat 31%

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£166,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2003-2006
WallsAverage thermal transmittance 0.24 W/m²K
Roof(another dwelling above)
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

1996–2024 · CAGR

+4.7%

Total change

+260%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.3%

per year

Acceleration

+65.37

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £75k–£100k · 29 sales

Property Type Mix

Total: 29 sales

Terraced69%
Flat/maisonette31%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£101k£73k-28.4%3.5
Post-dot-com plateau2001–2004£169k£182k+7.7%3
Pre-crash peak2005–2007£285k£465k+63.2%1.3
GFC & correction2009–2010£383k£440k+15%1
Help-to-Buy recovery2014–2016£349k£196k-43.8%1.5
Brexit uncertainty2017–2017£675k£675k+0%1
Rate-rise correction2022–2023£810k£340k-58%1
Current market2024–2024£365k£365k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Weakest performer

Terraced

-3.6% alpha

Flat/maisonette-0.5% α
Local
14.9%
District
15.4%
Terraced-3.6% α
Local
10.4%
District
14%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Bounds Green Underground StationPiccadilly line
20.1 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Palmers GreenNational Rail
3 min walk
Bounds Green Underground StationPiccadilly
21 min walk
Arnos Grove Underground StationPiccadilly
22 min walk
Southgate Underground StationPiccadilly
27 min walk
Wood Green Underground StationPiccadilly
28 min walk
No bus stops within 400m

57

Walkability score

88

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 park8m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
62m

Connectivity

Broadband and mobile coverage

96%

Full fibre

77%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed424 Mbps
Median download423 Mbps
Superfast coverage96%
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: 9.6 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 43%
More green space than 91% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.3 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

4 min walk

72%

Recommend GP

72%

Overall GP experience

3

GPs within 1km

9

Dentists within 1km

12

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

18

Restaurants (800m)

18

Cafes (800m)

5

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketMorrisons · 215 m
1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

329m

Post office

Nearby shops

S.N.H. News144 m
Family Market Off Licence144 m
Hill Top204 m
Sainsbury's Local236 m

Nearby cafes

Stage76 m
Villa Mea85 m
KB02 Venue Hire88 m
Milk and Honey121 m

Nearby restaurants

McDonald's49 m
Peri Peri136 m
Subway142 m
KFC146 m

Nearby pubs

Piano Bar 2127 m
Hayaty Lounge141 m
Chestnut Tree165 m
The Alfred Herring177 m

Nearby gyms

Park View Health Clubs63 m
Broomfield Park outdoor gym577 m

Nearby pharmacies

Palmers Pharmacy84 m
Boots92 m
Alderman's Pharmacy294 m
Walkers Pharmacy488 m

Nearby health

North London Health Centre314 m
Gillian House Surgery479 m
The Smile Studios Palmers Green488 m
Smile Lounge580 m
Food hygiene (5-star)52% of 128

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AAH STUDIO LTD
COMNET SUPPORT LTD
FNG-FNG LIMITED

Investment

Investment grade, yield and market outlook

50

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 score23/100
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

53.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,584m
Crossrail 2 route4,646m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,625 nationally

1,837

Est. population

9,375/km²

63%

Employed

45%

Degree educated

£47,700

Median income

9.0%

Claimant rate

Inner cityHigh densityEstablished mixed

37

Community stability

Age profile

22%
23%
26%
19%
Under 1822%
18–3423%
35–4926%
50–6419%
65+10%

Tenure

26%
26%
47%
Own outright26%
Own (mortgage)26%
Private rent47%
Social rent1%
Shared ownership0%

Ethnicity

32%
34%
White British32%
White Other34%
Asian10%
Black8%
Mixed4%
Other12%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household35%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Private rent47%
Social rent1%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
22
Local approval rate
61%
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
90
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
Public House, 413, Public House, 413, Green Lanes, N13 4JD54 homes
completed
1-39, 1-39, PELLIPAR CLOSE, N13 4AE49 homes
completed
Honeysuckle House 1A Oakthorpe Road, N13 5HY46 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 5LB

Full postcodeN13 5LB
Postcode districtN13
BoroughLondon Borough of Enfield
WardPalmers Green
Latitude51.617832
Longitude-0.107423
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