Bowes · Enfield · Southgate and Wood Green constituency · 51.61081, -0.10938

N13 6HT— Bowes, Enfield

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

The family fortress

 

Schools 100%Safety 78/100Transport 30/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
60
Safety
78
Schools
90
Transport
30
Environment
63
Investment
46

The bottom line

N13 6HT 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 and 56 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N13 6HT

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 6HT

🛡️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 6HT 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 · 8 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 · 19 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

96

Road safety score

4

Accidents (5yr)

11

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 · 2.5km

Crime is +26% above London average

Property

12 Jun

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£26,578/m²
Price per ft²£2,469/ft²
Avg floor area26.9 m²

EPC breakdown

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

Based on 9 properties · Confidence: low

Street mix

Terraced 71%Other 29%

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£67,250
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, no insulation (assumed)
Heating fuelelectricity (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

1995–2024 · CAGR

+5.7%

Total change

+404%

Market Activity

Price Velocity & Acceleration

Current Velocity

+164.0%

per year

Acceleration

+144.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£131k£249k+90.1%1
Post-dot-com plateau2001–2001£210k£210k+0%1
Pre-crash peak2007–2007£250k£250k+0%1
Current market2024–2024£660k£660k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
17.7 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Palmers GreenNational Rail
10 min walk
Bounds Green Underground StationPiccadilly
14 min walk
Wood Green Underground StationPiccadilly
19 min walk
Arnos Grove Underground StationPiccadilly
22 min walk
Turnpike Lane Underground StationPiccadilly
29 min walk
No bus stops within 400m

51

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

4.9 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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)6
Nearest car park204m
Santander docks (800m)0
Nearest cycle dock4.9 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
731m

Connectivity

Broadband and mobile coverage

100%

Full fibre

57%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed357 Mbps
Median download367 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 waterMEDIUM
Medium
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: 8.8 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 34%
More green space than 77% 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

6 min walk

67%

Recommend GP

67%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

190

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

12

Convenience

Nearest supermarketSirwan Food Centre · 275 m
3 tennis courts2 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)

295m

Post office

Nearby shops

Bracia Polskie Delikatesy30 m
Habari Newsagents47 m
Elif Food Centre76 m
KAYA FOOD CENTRE176 m

Nearby cafes

Borneo Cafe & Bakery200 m
Tirana Pool Club & Coffee Bar270 m
Orange Cafe303 m
Bar Cafe 222683 m

Nearby restaurants

Just Chicken & Kebabs43 m
Bambos55 m
Pepe's61 m
Karafaki Taverna85 m

Nearby pubs

The Truth1 m
The Occasional Half68 m
Piano Bar 2712 m
Hayaty Lounge750 m

Nearby gyms

Myddleton Road Outdoor Gym656 m
Park View Health Clubs798 m
Giants Gym836 m
White Hart Lane Boxing Academy925 m

Nearby pharmacies

Vantage Pharmacy56 m
Boots819 m
Palmers Pharmacy838 m
Alderman's Pharmacy885 m

Nearby health

North London Health Centre875 m
The Smile Studios Palmers Green1.0 km
Food hygiene (5-star)43% of 95

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

ECOMOVE 24 LTD
INCIRLI LTD
KARA FIRIN LTD
N13 BUILDERS LTD
SHOP 4 LESS LTD

+3 more

Investment

Investment grade, yield and market outlook

46

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

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

8/100

Velocity score

Future outlook

33.1

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,810m
Crossrail 2 route4,108m

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)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
11
Local approval rate
76%
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
3
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)

FORMER TIMBER YARD, 90-120, FORMER TIMBER YARD, 90-120, GREEN LANES, N13 5UP39 homes
completed
ADULT EDUCATION CENTRE, ADULT EDUCATION CENTRE, WHITE HART LANE, N2228 homes
completed
FORMER GARAGE REAR OF, 122, FORMER GARAGE REAR OF, 122, GREEN LANES, ECCLESBOURNE GARDENS (22), N1315 homes
completed
187-199, 187-199, Green Lanes, Palmers Green, N13 4UH14 homes
completed
Garages, North Circular Road, N13 6BJ9 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 6HT

Full postcodeN13 6HT
Postcode districtN13
BoroughLondon Borough of Enfield
WardBowes
Latitude51.610814
Longitude-0.109376
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