Bowes · Enfield · Southgate and Wood Green constituency · 51.61187, -0.10935

N13 6BE— Bowes, Enfield

Location and area intelligence for N13 6BE, Bowes, Enfield

The family fortress

 

Schools 100%Safety 78/100Transport 32/100Yield 4.09%

Best for: Families

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

Liveability
61
Safety
78
Schools
90
Transport
32
Environment
63
Investment
58

The bottom line

N13 6BE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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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Toggle the things that matter to you — see how N13 6BE scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
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Location

N13 6BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for N13 6BE

🛡️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

“The family fortress”

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How N13 6BE 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 · 3 min walk

—

Secondary

St Anne's Catholic High School for Girls

Not yet inspected · 6 min walk

P8: +0.65A8: 58.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 20 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

81.6 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+11% vs borough

Crime by type

Violence & sexual offences26%
Other19%
Vehicle crime17%
Anti-social behaviour16%
Drug offences7%
Burglary6%
Theft6%
Robbery3%

Road safety

66

Road safety score

18

Accidents (5yr)

4

KSI (5yr)

15

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.4km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area53 m²

EPC breakdown

D
1%

Based on 1 properties · Confidence: very_low

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£132,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Wood Green StationPiccadilly line
19.1 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Palmers GreenNational Rail
9 min walk
Bounds Green Underground StationPiccadilly
15 min walk
Wood Green Underground StationPiccadilly
20 min walk
Arnos Grove Underground StationPiccadilly
22 min walk
Turnpike Lane Underground StationPiccadilly
31 min walk
No bus stops within 400m

52

Walkability score

113

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

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 park87m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
615m

Connectivity

Broadband and mobile coverage

100%

Full fibre

78%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed411 Mbps
Median download407 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 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 19%
More green space than 78% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.0 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 yield849.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ARCADIAN GARDENS SURGERY

1 ARCADIAN GARDENS, WOOD GREEN, N22 5AB

7 min walk

67%

Recommend GP

67%

Overall GP experience

4

GPs within 1km

6

Dentists within 1km

7

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

151

Parks (1km)

17

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

11

Convenience

Nearest supermarketSirwan Food Centre · 388 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

411m

Post office

Nearby shops

Elif Food Centre41 m
Habari Newsagents71 m
Bracia Polskie Delikatesy147 m
Food & Wine243 m

Nearby cafes

Orange Cafe188 m
Borneo Cafe & Bakery314 m
Tirana Pool Club & Coffee Bar386 m
Bar Cafe 222566 m

Nearby restaurants

Karafaki Taverna39 m
Pepe's57 m
Just Chicken & Kebabs75 m
Bambos155 m

Nearby pubs

The Truth117 m
The Occasional Half173 m
Piano Bar 2595 m
Hayaty Lounge633 m

Nearby gyms

Park View Health Clubs682 m
Myddleton Road Outdoor Gym746 m
Broomfield Park outdoor gym904 m

Nearby pharmacies

Vantage Pharmacy61 m
Boots702 m
Palmers Pharmacy721 m
Alderman's Pharmacy770 m

Nearby health

North London Health Centre761 m
The Smile Studios Palmers Green902 m
Gillian House Surgery1.2 km
Food hygiene (5-star)46% of 104

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

ALBOYS LTD

Investment

Investment grade, yield and market outlook

58

Investment score

Good

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

20.4

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,927m
Crossrail 2 route4,198m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,478 nationally

1,997

Est. population

11,084/km²

55%

Employed

33%

Degree educated

£37,700

Median income

6.6%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

38

Community stability

Age profile

19%
28%
22%
17%
14%
Under 1819%
18–3428%
35–4922%
50–6417%
65+14%

Tenure

25%
20%
38%
15%
Own outright25%
Own (mortgage)20%
Private rent38%
Social rent15%
Shared ownership2%
Rent free0%

Ethnicity

16%
42%
14%
White British16%
White Other42%
Asian12%
Black12%
Mixed4%
Other14%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine23%
No car household39%
Unemployed11%
No qualifications25%

Housing tenure (Census 2021)

Private rent38%
Social rent15%

vs. London

Income vs London-10.2%

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)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
12
Local approval rate
70%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
98
Largest scheme
90 homes · REAR OF, 253-269, REAR OF, 253-269, GREEN LANES, BROOMFIELD LANE (LAND IN), N13
Pipeline pressure
LOW

Named schemes (500m)

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
253, 253, BROOMFIELD LANE, N13 4ET27 homes
completed
251, 251, Green Lanes, N13 4XD19 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.8%
Ward turnout
33%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Gina NeedsLabour
Ahmet OykenerLabour

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Key facts for N13 6BE

Full postcodeN13 6BE
Postcode districtN13
BoroughLondon Borough of Enfield
WardBowes
Latitude51.611866
Longitude-0.109347
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
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TfL
Transport
for London
NHS
Digital
Companies
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Agency
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