Bowes · Enfield · Southgate and Wood Green constituency · 51.61357, -0.09544

N13 6DD— Bowes, Enfield

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

The family fortress

 

Schools 100%Safety 84/100Transport 22/100Yield 4.09%

Best for: Families

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

Liveability
50
Safety
84
Schools
90
Transport
22
Environment
69
Investment
55

The bottom line

N13 6DD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 54 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N13 6DD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for N13 6DD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N13 6DD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Oakthorpe Primary School

Not yet inspected · 2 min walk

KS2: 107.1

★★

Secondary

Mulberry Academy Woodside

Good · Inspected Feb 2022 · 15 min walk

P8: +0.18A8: 46.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.9 incidents per 1,000 residents

Better than 68% of London
→ Stable

-41% vs borough

Crime by type

Violence & sexual offences29%
Other24%
Vehicle crime17%
Anti-social behaviour12%
Burglary9%
Drug offences5%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Edmonton Fire Station · 2.4km

Crime is 32% below London average

Property

Prices, sales volume and market trends

Avg floor area116.7 m²

EPC breakdown

C
4%
D
2%
E
1%

Based on 7 properties · Confidence: 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£291,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2016 · CAGR

+9.8%

Total change

+615%

Market Activity

Price Velocity & Acceleration

Current Velocity

+614.8%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £500k–£600k · 3 sales

Property Type Mix

Total: 3 sales

Detached33.3%
Semi-detached33.3%
Terraced33.3%

By decade

1990s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£73k£73k+0%2
Help-to-Buy recovery2016–2016£520k£520k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Palmers GreenNational Rail
15 min walk
White Hart Lane Rail StationWeaver · Greater Anglia
24 min walk
Silver Street Rail StationGreater Anglia · Weaver
24 min walk
Wood Green Underground StationPiccadilly
26 min walk
Bounds Green Underground StationPiccadilly
27 min walk
No bus stops within 400m

11

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★54 min
Waterloo62 min ↑
Canary Wharf69 min ↑
City59 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park676m
Santander docks (800m)0
Nearest cycle dock5.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed467 Mbps
Median download436 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.4 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): None recorded

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

MORECAMBE SURGERY

1 MORECAMBE TERRACE, GREAT CAMBRIDGE ROAD, UPPER EDMONTON, N18 1LA

10 min walk

70%

Recommend GP

70%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Caribbean Junction (655 m)

Nearest supermarketDayi · 1.1 km
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Fidan792 m
Nisa Local797 m
Crossway Mini Market1.1 km

Nearby restaurants

Caribbean Junction655 m
Amigos667 m
Chutney Express679 m
Top Catering780 m

Nearby gyms

Perth Road Playing Fields1.1 km

Nearby pharmacies

Rocky's789 m

Nearby health

Morecambe Surgery781 m
Edmonton Village Dental Practice800 m
Food hygiene (5-star)40% of 15

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

55

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

9.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,105m
Crossrail 2 route3,767m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,052 nationally

2,164

Est. population

14,060/km²

55%

Employed

35%

Degree educated

£37,700

Median income

8.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

27%
23%
24%
17%
Under 1827%
18–3423%
35–4924%
50–6417%
65+10%

Tenure

23%
24%
37%
15%
Own outright23%
Own (mortgage)24%
Private rent37%
Social rent15%
Shared ownership1%

Ethnicity

17%
30%
17%
13%
17%
White British17%
White Other30%
Asian17%
Black13%
Mixed6%
Other17%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine23%
No car household31%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Private rent37%
Social rent15%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
7
Local approval rate
71%
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
0
Under construction
0
Completed (3yr)
18
Largest scheme
340 homes · GREENTREES HOSP & FORMER ALLOTMENT GDNS, GREENTREES HOSP & FORMER ALLOTMENT GDNS, TOTTENHALL ROAD, N13
Pipeline pressure
NONE

Named schemes (500m)

CHEQUERS WORKS, CHEQUERS WORKS, CHEQUERS WAY, N13158 homes
completed
Oakthorpe Court, 24, Oakthorpe Court, 24, Tile Kiln Lane, London, N13 6BD29 homes
completed
OAKTHORPE COURT, OAKTHORPE COURT, TILE KILN LANE, N1328 homes
completed
176, 176, North Circular Road, N13 6BN6 homes
completed
137, Empire Avenue, N18 1AP5 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 6DD

Full postcodeN13 6DD
Postcode districtN13
BoroughLondon Borough of Enfield
WardBowes
Latitude51.613574
Longitude-0.095438
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