Cockfosters · Enfield · Southgate and Wood Green constituency · 51.64209, -0.13730

N14 4PB— Cockfosters, Enfield

Location and area intelligence for N14 4PB, Cockfosters, Enfield

The practical family move

 

Schools 100%Safety 83/100Transport 34/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
58
Safety
83
Schools
90
Transport
34
Environment
61
Investment
39

The bottom line

N14 4PB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 53 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N14 4PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.2% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for N14 4PB

🛡️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🔒 Very Safe

“The practical family move”

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How N14 4PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

De Bohun Primary School

Not yet inspected · 4 min walk

★★

Secondary

Southgate School

Good · Inspected Oct 2019 · 8 min walk

P8: +0.37A8: 54.6

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.4 incidents per 1,000 residents

Better than 59% of London
→ Stable

-26% vs borough

Crime by type

Violence & sexual offences30%
Other24%
Anti-social behaviour20%
Vehicle crime15%
Burglary8%
Drug offences3%
Theft0%
Robbery0%

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 · 1.5km

Crime is 16% below 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.

N14 district median

£501,250

Based on 127 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,608/m²
Price per ft²£614/ft²
Avg floor area92.8 m²

EPC breakdown

C
2%
D
6%
E
4%

Based on 12 properties · Confidence: medium

Street mix

Semi 11%Terraced 89%

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£232,000
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, 270 mm loft insulation
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

1995–2025 · CAGR

+5.9%

Total change

+466%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.9%

per year

Acceleration

-17.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached11.1%
Terraced88.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£106k£184k+73.6%1
Post-dot-com plateau2002–2003£160k£240k+50.5%2
Pre-crash peak2007–2007£320k£320k+0%1
GFC & correction2010–2011£335k£320k-4.5%1
Help-to-Buy recovery2013–2016£381k£505k+32.5%1
Brexit uncertainty2017–2017£515k£515k+0%1
Pandemic surge2020–2020£560k£560k+0%1
Rate-rise correction2022–2022£631k£631k+0%2
Current market2025–2025£600k£600k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Terraced+1.3% α
Local
7.1%
District
5.8%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Oakwood Underground StationPiccadilly line
8.7 min walk
Oakwood Station

Nearby stations

Oakwood Underground StationPiccadilly
9 min walk
Oakwood StationNational Rail
9 min walk
Southgate Underground StationPiccadilly
16 min walk
Cockfosters Underground StationPiccadilly
17 min walk
Arnos Grove Underground StationPiccadilly
36 min walk
No bus stops within 400m

16

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria ★53 min
Waterloo60 min ↑
Canary Wharf67 min ↑
City58 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)

1

EV chargers (800m)

Total spaces (800m)14
Nearest car park141m
Santander docks (800m)0
Nearest cycle dock6.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download443 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.4 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Northaw Great Wood SSSI — 8.8 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

OAKWOOD MEDICAL CENTRE

MALCOLMS WAY, RESERVOIR RD, SOUTHGATE, N14 4AQ

7 min walk

73%

Recommend GP

73%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalPriory Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Doyle's (851 m)

Nearest supermarketLocal Express · 950 m
3 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Londis487 m
Oakwood Food Centre537 m
Harrison542 m
Karamela775 m

Nearby cafes

Rainbow Soft Play & Cafe542 m
Lizzie's Cucina576 m
The Cookie692 m
The Boop707 m

Nearby restaurants

Turkish Delight563 m
Oakwood Palace668 m
Ya Souvlaki682 m
Andy's Kebab House682 m

Nearby pubs

Doyle's851 m
Annie Twomeys1.0 km

Nearby pharmacies

C&M Whitman Vantage Dispensing Chemist546 m
Asda956 m
Parkview Pharmacy967 m

Nearby health

The Southgate Surgery421 m
Chase Dental Care899 m
Southgate Physio1.1 km
Food hygiene (5-star)54% of 28

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

B.C CATERING LTD
E 1 WHARTON HEALTH CARE LTD
INTRODUCE 4 MONEY LIMITED
THE COST DETECTIVES LIMITED
V&B CONSTRUCTIONS LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score14/100
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 owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

35.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,475m
Crossrail 2 route8,046m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,452 nationally

1,783

Est. population

5,528/km²

54%

Employed

37%

Degree educated

£39,400

Median income

7.3%

Claimant rate

Inner cityMedium densityEstablished mixed

46

Community stability

Age profile

27%
18%
22%
18%
16%
Under 1827%
18–3418%
35–4922%
50–6418%
65+16%

Tenure

25%
26%
23%
26%
Own outright25%
Own (mortgage)26%
Private rent23%
Social rent26%
Shared ownership1%
Rent free0%

Ethnicity

41%
23%
White British42%
White Other23%
Asian13%
Black8%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine20%
No car household27%
Unemployed4%
No qualifications23%

Housing tenure (Census 2021)

Social rent26%
Private rent23%

vs. London

Income vs London-6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (12 months)
20
Planning apps (3 years)
7
Local approval rate
65%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
45
Largest scheme
54 homes · HOLLYBUSH LODGE, HOLLYBUSH LODGE, AVENUE ROAD, N14 4BX
Pipeline pressure
NONE

Named schemes (500m)

RESERVOIR, REAR OF RESERVOIR HALL, RESERVOIR, REAR OF RESERVOIR HALL, GREEN ROAD, N1436 homes
completed
39-41A, 39-41A, AVENUE ROAD, N1414 homes
completed
RESERVOIR HALL, RESERVOIR HALL, GREEN ROAD, N14 4AD14 homes
completed
Land At, Land At, Freshfield Drive, London, N14 4PL7 homes
completed
240, 240, Chase Side, London, N14 4PL7 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
31.1%
Ward turnout
38%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Alessandro GeorgiouConservative
Ruby SampsonConservative

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Key facts for N14 4PB

Full postcodeN14 4PB
Postcode districtN14
BoroughLondon Borough of Enfield
WardCockfosters
Latitude51.642086
Longitude-0.137299
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