Cockfosters · Enfield · Southgate and Wood Green constituency · 51.63801, -0.14001

N14 4PL— Cockfosters, Enfield

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

The family fortress

 

Schools 100%Safety 74/100Transport 23/100~3% 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
55
Safety
74
Schools
90
Transport
23
Environment
63
Investment
40

The bottom line

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

The catches: 52 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 4PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.2% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for N14 4PL

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N14 4PL 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 · 8 min walk

★★

Secondary

Southgate School

Good · Inspected Oct 2019 · 13 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 · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.8 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 11900.0%

-3% vs borough

Crime by type

Violence & sexual offences30%
Vehicle crime19%
Anti-social behaviour17%
Other17%
Burglary8%
Drug offences5%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.2km

Crime is +10% 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.

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£9,442/m²
Price per ft²£877/ft²
Avg floor area117.6 m²

EPC breakdown

C
6%
D
10%
E
2%
F
1%
G
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 17%Detached 25%Flat 50%Other 8%

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£294,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1998–2025 · CAGR

+4.3%

Total change

+214%

Market Activity

Price Velocity & Acceleration

Current Velocity

+228.4%

per year

Acceleration

+288.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 11 sales

Property Type Mix

Total: 11 sales

Detached27.3%
Semi-detached18.2%
Flat/maisonette54.5%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£350k£350k+0%1
Help-to-Buy recovery2013–2015£390k£395k+1.3%2.3
Brexit uncertainty2019–2019£842k£842k+0%1
Rate-rise correction2022–2022£335k£335k+0%1
Current market2025–2025£1.10m£1.10m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+24.6% alpha

Flat/maisonette+24.6% α
Local
38.6%
District
14%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Southgate Underground StationPiccadilly
13 min walk
Oakwood Underground StationPiccadilly
15 min walk
Oakwood StationNational Rail
15 min walk
Cockfosters Underground StationPiccadilly
20 min walk
Arnos Grove Underground StationPiccadilly
31 min walk
No bus stops within 400m

13

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★52 min
Waterloo59 min ↑
Canary Wharf66 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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park308m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Oak Hill Park Car Park
767m

Connectivity

Broadband and mobile coverage

100%

Full fibre

73%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed393 Mbps
Median download395 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.0 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 61%
More green space than 77% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 7.9 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

SOUTHGATE

270 CHASE SIDE, SOUTHGATE, N14 4PR

4 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalPriory Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

165

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Osidge Arms (725 m)

Nearest supermarketUUGO Oriental Mini Mart · 921 m
1 tennis courts3 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)

894m

Post office

Nearby shops

Londis279 m
Tesco Express635 m
Haji Baba Ltd715 m
Hayati Mini Market809 m

Nearby cafes

Délisino568 m
Liva Cafe746 m
Rainbow Soft Play & Cafe748 m
Castle Coffee811 m

Nearby restaurants

Osidge School Kitchen535 m
Poseidon574 m
Kervan Sofrasi627 m
Pret A Manger673 m

Nearby pubs

The Osidge Arms725 m
Annie Twomeys764 m
The New Crown833 m

Nearby pharmacies

Asda717 m
Boots846 m
C&M Whitman Vantage Dispensing Chemist1.0 km

Nearby health

The Southgate Surgery314 m
Chase Dental Care591 m
Southgate Physio639 m
Food hygiene (5-star)67% of 39

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

E

High street health

Investment

Investment grade, yield and market outlook

40

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

30.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,058m
Crossrail 2 route7,798m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,191 nationally

1,672

Est. population

9,461/km²

57%

Employed

41%

Degree educated

£39,400

Median income

8.1%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

25%
17%
24%
14%
20%
Under 1825%
18–3417%
35–4924%
50–6414%
65+20%

Tenure

28%
23%
37%
Own outright28%
Own (mortgage)23%
Private rent37%
Social rent12%
Shared ownership1%

Ethnicity

36%
28%
14%
White British36%
White Other28%
Asian14%
Black6%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine17%
No car household33%
Unemployed3%
No qualifications21%

Housing tenure (Census 2021)

Private rent37%
Social rent12%

vs. London

Income vs London-6.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
10
Local approval rate
80%
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)
12
Largest scheme
54 homes · HOLLYBUSH LODGE, HOLLYBUSH LODGE, AVENUE ROAD, N14 4BX
Pipeline pressure
NONE

Named schemes (500m)

HOLLYBUSH LODGE, HOLLYBUSH LODGE, AVENUE ROAD, N14 4BX54 homes
completed
Osidge, Sir Thomas Lipton Memorial Hospital, 151, Chase Side, N14 5HE23 homes
completed
246, 246, CHASE SIDE, N1420 homes
completed
196-198, 196-198, CHASE SIDE, N14 5HG15 homes
completed
1-5, 1-5, Byre Road, 1 Farm Road, East Barnet, N14 4PQ12 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 4PL

Full postcodeN14 4PL
Postcode districtN14
BoroughLondon Borough of Enfield
WardCockfosters
Latitude51.638011
Longitude-0.140010
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