Palmers Green · Enfield · Southgate and Wood Green constituency · 51.61905, -0.10714

N13 5TT— Palmers Green, Enfield

Location and area intelligence for N13 5TT, 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
61
Safety
66
Schools
60
Transport
39
Environment
67
Investment
50

The bottom line

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

The catches: high noise levels nearby; 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 5TT

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 5TT

🛡️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🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How N13 5TT 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 · 4 min walk

P8: +0.65A8: 58.7

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 24 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

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.9km

Crime is +136% above London average

Property

2 Jul

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£3,323/m²
Price per ft²£309/ft²
Avg floor area77.6 m²

EPC breakdown

C
4%
D
3%
E
1%
F
1%

Based on 9 properties · Confidence: low

Street mix

Semi 6%Terraced 31%Flat 50%Other 13%

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£194,000
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, 100 mm loft insulation
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

1996–2025 · CAGR

+4.7%

Total change

+275%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.3%

per year

Acceleration

-188.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached7.1%
Terraced35.7%
Flat/maisonette57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£86k+42.8%1.2
Post-dot-com plateau2001–2004£119k£160k+34.5%1.3
Pre-crash peak2006–2006£175k£175k+0%1
GFC & correction2011–2011£125k£125k+0%2
Pandemic surge2021–2021£323k£323k+0%1
Current market2025–2025£225k£225k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.6% alpha

Flat/maisonette-5.6% α
Local
0.5%
District
6.1%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
21.4 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Palmers GreenNational Rail
3 min walk
Bounds Green Underground StationPiccadilly
22 min walk
Arnos Grove Underground StationPiccadilly
23 min walk
Southgate Underground StationPiccadilly
26 min walk
Wood Green Underground StationPiccadilly
30 min walk
No bus stops within 400m

53

Walkability score

59

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 park131m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
199m

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed475 Mbps
Median download440 Mbps
Superfast coverage100%
All operators 5G95%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.7 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 10%
More green space than 90% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.4 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

GILLAN HOUSE SURGERY

457 GREEN LANES, PALMERS GREEN, N13 4BS

5 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

12

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

16

Restaurants (800m)

18

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketMorrisons · 284 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)

195m

Post office

Nearby shops

Sainsbury's Local102 m
S.N.H. News237 m
Hill Top240 m
Family Market Off Licence263 m

Nearby cafes

Perandori23 m
Vaporium72 m
The Olive Cafe & Bakery99 m
Kiva114 m

Nearby restaurants

Domino's56 m
Papa John's82 m
McDonald's107 m
Pizza Hut Delivery148 m

Nearby pubs

The Alfred Herring43 m
The Fox174 m
Hayaty Lounge229 m
Chestnut Tree230 m

Nearby gyms

Park View Health Clubs146 m
Broomfield Park outdoor gym581 m
Brackendale Lawn Tennis Club1.2 km

Nearby pharmacies

Palmers Pharmacy117 m
Boots144 m
Alderman's Pharmacy302 m
Walkers Pharmacy354 m

Nearby health

North London Health Centre328 m
Gillian House Surgery343 m
Smile Lounge444 m
The Smile Studios Palmers Green475 m
Food hygiene (5-star)53% of 118

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

369 LEGACY LTD
ALB 369 LTD
AURA SHZ LTD
BDM CONTRACTORS LTD
CAFE LAMER LTD

+7 more

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 score22/100
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

54.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,719m
Crossrail 2 route4,742m

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)
7
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
26
Local approval rate
61%
Borough approval rate
74%
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)
84
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)

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
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 5TT

Full postcodeN13 5TT
Postcode districtN13
BoroughLondon Borough of Enfield
WardPalmers Green
Latitude51.619051
Longitude-0.107141
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