The bottom line
N13 5PL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £425,250 median — strong value for Families 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 5PL scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N13 5PL
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Postcode Personality
“High-connectivity investment target”
How N13 5PL 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 · 2 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 9 schools within 1.5km
Childcare
Childcare
Rowland Hill Nursery School
Outstanding · 21 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
153.5 incidents per 1,000 residents
+108% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Southgate Fire Station · 2.2km
Crime is +136% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.
£425,250
Median sale price
£425,250 is 18% below the London median (£520,000)
This year
Flat
Dominant type
Price history
EPC breakdown
Based on 29 properties · Confidence: medium
Street mix
LHA rates — Outer North East London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
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
1995–2025 · CAGR
+6.6%
Total change
+572%
Market Activity
Price Velocity & Acceleration
Current Velocity
+55.6%
per year
Acceleration
+96.23
change in velocity
Market State
Strong growth
Price Distribution
P25: £150k–£175k · P75: £400k–£450k · 64 sales
Property Type Mix
Total: 64 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–2000 | £67k | £170k | +153.7% | 3.8 |
| Post-dot-com plateau | 2001–2003 | £123k | £360k | +192.7% | 3 |
| Pre-crash peak | 2005–2007 | £215k | £438k | +103.9% | 2.3 |
| GFC & correction | 2009–2012 | £404k | £235k | -41.8% | 1.7 |
| Help-to-Buy recovery | 2013–2016 | £307k | £455k | +48.1% | 2 |
| Brexit uncertainty | 2017–2019 | £415k | £366k | -11.8% | 1 |
| Pandemic surge | 2021–2021 | £450k | £450k | +0% | 3 |
| Rate-rise correction | 2023–2023 | £488k | £488k | +0% | 1 |
| Current market | 2024–2025 | £290k | £451k | +55.6% | 3 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Terraced
+1.1% alpha
Weakest performer
Flat/maisonette
+0.5% alpha
CAGR over 29yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Seller'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 3
Moderate
Nearby stations
32
Walkability score
35
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
15
Car parks (800m)
1
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
89%
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 — 5.1 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
6 min walk
82%
Recommend GP
82%
Overall GP experience
5
GPs within 1km
6
Dentists within 1km
9
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
37
Parks (1km)
8
Restaurants (800m)
8
Cafes (800m)
0
Pubs (400m)
2
Pharmacies (800m)
1
Gyms (1km)
4
Sports (1km)
0
Convenience
No pubs within 400m — nearest: The Alfred Herring (372 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
365m
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
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
56
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
42.5
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 10,625 nationally
1,837
Est. population
9,375/km²
63%
Employed
45%
Degree educated
£47,700
Median income
9.0%
Claimant rate
37
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
Stamp Duty & Affordability Calculator
Stamp Duty & Affordability Calculator
Stamp duty on median price (£425,250)
£8,762
Standard buyer
£12
First-time buyer
Save £8,750
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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