Before you offer on a home at N13 4BW: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.
1 thing to raise before an offer, and a street where the typical sale was £320k. In Palmers Green West.
1 to check3 clear£320k typical on Crothall Close
The checklist
Before you make an offer
Check
Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Note
Article 4 directionSome work normally allowed without planning permission needs it here (Borough wide).
Note
3 listed buildings within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.
Note
Noise above WHO guidelines: road 54 dB24-hour averages from Defra's 2022 noise maps (England). Visit at rush hour and at night.
Note
Busy road: A1004, 760 m awayAbout 15,617 vehicles a day in 2025 (DfT traffic counts).
Note
Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).
£320ktypical sale on Crothall Close, last 10 years
£6,111typical price per m² in Palmers Green West
£2,650–£4,800per m² for homes at N13 4BW sold since 2015
Multiply a home's floor area (on its energy certificate) by £6,111 for a neighbourhood benchmark: 90 m² comes to about £550k. Homes at N13 4BW have sold below it. Check an asking price.
HM Land Registry sold prices; floor areas from energy certificates.
Trend
Prices in Palmers Green West
Palmers Green West
+15% over ten years (2015 to 2025).
Typical (median) sale price each year, all home types, HM Land Registry.
Each report: sale history, today's estimate, energy rating, running costs and the questions for your solicitor.
What homes cost and rent in Palmers Green West, by size
Size
Typical value today
Cheaper quarter
Estimated rent
Gross yield
1 bed
£295k
£252k
£1,390 a month
5.7%
2 beds
£392k
£339k
£1,700 a month
5.2%
3 beds
£641k
£544k
£2,200 a month
4.1%
4+ beds
£831k
£738k
£2,890 a month
4.2%
All homes
£665k
£420k
£2,050 a month
3.7%
Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare, or the postcode district's own rent (ONS, London). Gross yield = a year's rent ÷ value, before costs. Compare it with other places