Local market reports › N area › N13 › N13 5
Palmers Green market report N13 5, London
The N13 5 (Palmers Green) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 4,742 HM Land Registry entries for N13 5 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical N13 5 (London) home changed hands for £585,000 in 2026 (median of 30 registered sales, up 7% on five years earlier), with the mean at £565,400, and by floor area homes here have averaged about £5,840 per square metre over the last five years. Source: 4,742 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
N13 5 is one sector of N13 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where N13 5 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in N13 5 sells for
30 sales were registered in N13 5 in 2026, and the middle one of them, the median, went for £585,000. The mean works out at £565,400, nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in N13 5
A square metre of N13 5 home has cost about £5,840 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Set against the £285,000 England and Wales median, N13 5 sits 105% above the national market.
A typical N13 5 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £585,000 | £585,000 | 30 |
| 2025 | £550,000 | £563,152 | 113 |
| 2024 | £550,000 | £584,763 | 93 |
| 2023 | £530,000 | £582,341 | 88 |
| 2022 | £553,800 | £649,394 | 112 |
| 2021 | £545,000 | £690,040 | 131 |
| 2020 | £530,000 | £687,686 | 79 |
| 2019 | £496,000 | £650,137 | 91 |
| 2018 | £487,500 | £649,847 | 91 |
| 2017 | £515,000 | £702,408 | 106 |
| 2016 | £500,000 | £699,505 | 127 |
| 2015 | £450,000 | £635,850 | 127 |
| 2014 | £369,300 | £523,917 | 102 |
| 2013 | £314,000 | £451,815 | 146 |
| 2012 | £305,000 | £448,922 | 135 |
| 2011 | £277,800 | £419,371 | 108 |
| 2010 | £305,000 | £478,319 | 91 |
| 2009 | £262,500 | £421,971 | 93 |
| 2008 | £295,000 | £483,567 | 100 |
| 2007 | £293,000 | £497,010 | 194 |
| 2006 | £265,000 | £460,006 | 215 |
| 2005 | £250,000 | £444,899 | 183 |
| 2004 | £240,000 | £435,887 | 210 |
| 2003 | £230,000 | £423,716 | 210 |
| 2002 | £185,500 | £349,017 | 262 |
| 2001 | £165,000 | £317,204 | 234 |
| 2000 | £146,000 | £286,525 | 187 |
| 1999 | £129,000 | £257,090 | 260 |
| 1998 | £116,000 | £234,154 | 219 |
| 1997 | £100,000 | £205,080 | 225 |
| 1996 | £87,000 | £183,479 | 208 |
| 1995 | £84,500 | £183,690 | 172 |
In cash terms the typical N13 5 home went from £84,500 in 1995 to £585,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 218%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 17% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the N13 5 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2003 (+24.0% on the year before); the weakest, 2009 (−11.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What N13 5 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +6.4% | +3.9% |
| 5 years (since 2021) | +1.4% | −3.2% |
| 10 years (since 2016) | +1.6% | −1.8% |
| 20 years (since 2006) | +4.0% | +1.2% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
N13 5 recorded 30 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 212 sales a year before the financial crisis and 87 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Reading the N13 5 market
Only 30 sales completed here in the last twelve months of data, which makes N13 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
The rental side of N13 5
N13 5 falls under Enfield, where the ONS puts the average private rent at £1,788 a month (May 2026 figures). A one-bed averages £1,391 a month here and a four-or-more-bed £2,752, so size does most of the work in setting the rent.
Average monthly rent by size, Enfield
ONS Price Index of Private Rents, May 2026.
£1,788 a month is £21,456 a year, which against the £585,000 median sold price makes a gross yield of 3.7%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
N13 5 (Palmers Green): the questions that come up
Are property prices falling in N13 5 (Palmers Green)?
Is N13 5 (Palmers Green) a good place to buy a house?
How much did a house sell for in N13 5 (Palmers Green)?
What happens to N13 5 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 7% over five years in cash but down 15% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What is for sale in N13 right now
The live side of the market holds 98 homes at the moment, listed by 14 agents publishing to HomesIndex.
These cover the whole N13 district, not just N13 5: live asking prices are collected per district.
Of everything listed here, 21% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Kendal Avenue, London, N18
- Hamilton Crescent, Palmers Green, N13
- Cherry Blossom Close, Palmers Green, N13
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every N13 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Moving up a bedroom in N: the cost
Real sold prices by size across the N area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £950,000 | £1,445,000 (+52%) | £2,200,000 (+52%) |
| Semi-detached | £430,000 | £535,000 (+24%) | £755,000 (+41%) | £990,000 (+31%) | £1,375,000 (+39%) |
| Terraced | £472,750 | £513,250 (+9%) | £670,500 (+31%) | £1,005,750 (+50%) | £1,607,500 (+60%) |
| Flat | £405,000 | £542,500 (+34%) | £785,567 (+45%) | £1,211,250 (+54%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the N area is the point: the same five years treated these districts very differently.
N area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in N13
Sector boundaries hide real price steps. The rest of N13, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N13 4 | £542,500 | 38 |
| N13 6 | £535,000 | 17 |
Zoom out to the full N13 district report for the type split, monthly volumes and how N13 compares with its neighbours.
Thinking of selling in N13 5? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at N13 5's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim N13 5.
Take it further
Behind the answers sits the same Land Registry record as this page, with N13 5 already set as the subject. Free, one click sign in.
See every individual N13 5 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.