Bowes · Enfield · Southgate and Wood Green constituency · 51.61115, -0.11380

N22 8RB— Bowes, Enfield

Location and area intelligence for N22 8RB, Bowes, Enfield

The family fortress

 

Schools 100%Safety 84/100Transport 33/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
63
Safety
84
Schools
90
Transport
33
Environment
64
Investment
45

The bottom line

N22 8RB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 52 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

N22 8RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for N22 8RB

🛡️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 N22 8RB 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 · 7 min walk

—

Secondary

St Anne's Catholic High School for Girls

Not yet inspected · 9 min walk

P8: +0.65A8: 58.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 23 min walk

6 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.4 incidents per 1,000 residents

Better than 63% of London
→ Stable

-33% vs borough

Crime by type

Other27%
Anti-social behaviour26%
Violence & sexual offences25%
Vehicle crime15%
Drug offences5%
Theft1%
Burglary1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.3km

Crime is 24% 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.

N22 district median

£510,000

Based on 259 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£8,397/m²
Price per ft²£780/ft²
Avg floor area95.6 m²

EPC breakdown

C
13%
D
15%
E
6%
F
1%

Based on 35 properties · Confidence: high

Street mix

Terraced 59%Detached 12%Flat 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£239,000
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 CAnnual charge £1,773
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+535%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.9%

per year

Acceleration

-251.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 17 sales

Property Type Mix

Total: 17 sales

Detached11.8%
Terraced58.8%
Flat/maisonette29.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£122k£145k+18.7%1.5
Post-dot-com plateau2004–2004£303k£303k+0%1
Pre-crash peak2006–2007£195k£380k+94.9%1.5
GFC & correction2009–2009£320k£320k+0%1
Help-to-Buy recovery2014–2015£325k£86k-73.5%1
Brexit uncertainty2019–2019£712k£712k+0%1
Pandemic surge2020–2020£267k£267k+0%4
Rate-rise correction2022–2022£900k£900k+0%1
Current market2025–2025£775k£775k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Palmers GreenNational Rail
10 min walk
Bounds Green Underground StationPiccadilly
11 min walk
Arnos Grove Underground StationPiccadilly
18 min walk
Wood Green Underground StationPiccadilly
19 min walk
Turnpike Lane Underground StationPiccadilly
31 min walk
No bus stops within 400m

42

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria53 min ↑
Waterloo60 min ↑
Canary Wharf62 min ↑
City ★52 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)

Total spaces (800m)6
Nearest car park347m
Santander docks (800m)0
Nearest cycle dock4.9 km

Connectivity

Broadband and mobile coverage

84%

Full fibre

81%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed410 Mbps
Median download414 Mbps
Superfast coverage84%
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: 8.8 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.2 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

CHESHIRE ROAD SURGERY

22 CHESHIRE ROAD, WOOD GREEN, N22 8JJ

6 min walk

91%

Recommend GP

91%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBowes Road Clinic · 1.3 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

162

Parks (1km)

18

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Occasional Half (273 m)

Nearest supermarketSirwan Food Centre · 375 m
5 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

409m

Post office

Nearby shops

My Twins Supermarket236 m
Bracia Polskie Delikatesy308 m
Habari Newsagents314 m
Elif Food Centre316 m

Nearby cafes

Borneo Cafe & Bakery334 m
Orange Cafe378 m
Tirana Pool Club & Coffee Bar399 m
New Salamis FC550 m

Nearby restaurants

Golden Phoenix244 m
Bambos270 m
Domino's313 m
Pepe's314 m

Nearby pubs

The Occasional Half273 m
The Truth308 m
Tap Room622 m
Piano Bar 2752 m

Nearby gyms

Myddleton Road Outdoor Gym535 m
Giants Gym646 m
Park View Health Clubs847 m
Broomfield Park outdoor gym884 m

Nearby pharmacies

Vantage Pharmacy314 m
Clockwork Pharmacy815 m
Alderman's Pharmacy851 m
Boots857 m

Nearby health

N13 Dental Clinic549 m
North London Health Centre832 m
The Smile Studios Palmers Green923 m
Food hygiene (5-star)44% of 92

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

LASSO INVESTMENT CONSULTANTS LIMITED
MULTIFORM CONSULTING LIMITED

Investment

Investment grade, yield and market outlook

45

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
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

36

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,867m
Crossrail 2 route4,334m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,736 nationally

1,781

Est. population

20,533/km²

65%

Employed

44%

Degree educated

£46,200

Median income

7.3%

Claimant rate

Inner cityVery high densityRenters

28

Community stability

Age profile

21%
22%
31%
16%
Under 1821%
18–3422%
35–4931%
50–6416%
65+10%

Tenure

20%
17%
56%
Own outright20%
Own (mortgage)17%
Private rent56%
Social rent7%
Shared ownership1%

Ethnicity

27%
41%
White British27%
White Other41%
Asian8%
Black9%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine16%
No car household51%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent56%
Social rent7%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
12
Local approval rate
89%
Borough approval rate
74%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
6
Under construction
0
Completed (3yr)
27
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)

LAND AT, LAND AT, SHAPLAND WAY, N1333 homes
completed
187-199, 187-199, Green Lanes, Palmers Green, N13 4UH14 homes
completed
LAND EAST OF, LAND EAST OF, WESTMINSTER DRIVE, N1311 homes
completed
147, 147, PALMERSTON ROAD, N22 8QX10 homes
completed
151, 151, PALMERSTON ROAD, LONDON, N22 8QX8 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 N22 8RB

Full postcodeN22 8RB
Postcode districtN22
BoroughLondon Borough of Enfield
WardBowes
Latitude51.611155
Longitude-0.113796
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