Mortgage Advice in New Southgate: Property, Schools & Local Area Guide
New Southgate
A buyer’s guide to New Southgate — property prices and council tax, schools and their real Ofsted position, transport, healthcare, flood risk, the local lending realities, and the questions worth asking before you commit.
- Quick Answers
- Prices
- Market
- Why New Southgate
- Transport
- Schools
- Police & Fire
- Areas
- Healthcare
- Flood
- History
- Beyond the Mortgage
- FAQs
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That’s Family Finance is an FCA-regulated protection adviser (life insurance, critical illness cover and income protection). We do not arrange mortgages ourselves — we introduce you to carefully selected, award-winning, FCA-regulated mortgage advisers, with no obligation.
Figures in this guide were correct when it was produced and do change. Always verify council tax with the local council, school ratings with Ofsted and journey times with the operator before you rely on them. This guide is information, not financial or mortgage advice.
Mortgage Advice in New Southgate: Property, Schools & Local Area Guide
Whether you're buying your first home in New Southgate, remortgaging, investing or simply researching this mixed and well-priced corner of north London — on the Enfield and Barnet border in the N11 postcode, with Great Northern trains into Moorgate and the King’s Cross line, the landmark Arnos Grove Piccadilly station close by, Arnos Park and the New River on the doorstep, and ongoing regeneration on the old industrial sites — this guide covers what buyers and homeowners actually want to know.
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Quick answers about New Southgate
Click any question to expand the full detail and sources.
Is New Southgate a good place to live?⌄
Yes — a mixed, well-connected and relatively affordable north London suburb.
Yes — New Southgate is a mixed, well-connected and comparatively affordable north London suburb (N11), straddling the Enfield and Barnet border about seven miles from central London. It appeals to first-time buyers, commuters, buy-to-let investors and young professionals: New Southgate station on the Great Northern line runs into Moorgate at peak times and King’s Cross off-peak, the landmark Arnos Grove Piccadilly station is a short distance away, Arnos Park and the New River are close, and regeneration on the old industrial sites has added newer homes. The main things to weigh are the North Circular (A406) threading through the area, and the fact it is more a workaday suburb than a polished village.
Sources: en.wikipedia.org/wiki/New_Southgate | rightmove.co.uk — New Southgate
Is New Southgate expensive?⌄
More accessible than most of the area; averages often £450,000–£600,000.
New Southgate is one of the more accessible parts of this corner of north London — overall averages are often in the region of £450,000 to £600,000, with purpose-built and regeneration flats offering the cheaper ways in (often around £300,000–£450,000) and larger Victorian, Edwardian and interwar houses running to £800,000–£900,000 and beyond. It typically undercuts neighbouring Southgate and Palmers Green, which is a big part of its appeal to first-time buyers and investors. Always verify current prices via Land Registry data or independent valuation advice for the exact property.
Sources: rightmove.co.uk — New Southgate | landregistry.data.gov.uk
Does New Southgate have a train or Tube station?⌄
Yes — New Southgate (Great Northern), with Arnos Grove Tube close.
Yes — New Southgate has its own Great Northern railway station (Zone 4) on the East Coast Main Line slow lines, with stopping trains into Moorgate at peak times (for the City) and King’s Cross off-peak, and out to Welwyn Garden City and Letchworth. The nearest Underground station is Arnos Grove on the Piccadilly line (Zone 4) — Charles Holden’s landmark 1932 modernist station — a short distance away, with Bounds Green also close; Bowes Park (Great Northern) is another nearby rail option. Always check current timetables and service updates before relying on a specific journey.
Sources: tfl.gov.uk — Arnos Grove
What is New Southgate known for?⌄
The former Colney Hatch asylum (Princess Park Manor), the old STC works & Arnos Park.
New Southgate is known for the vast former Colney Hatch asylum — later Friern Hospital, once the largest asylum in Europe, whose unpopular old name prompted the area and station to be rechristened ‘New Southgate’, and now converted into the Princess Park Manor luxury flats in neighbouring Friern Barnet — as well as its industrial past at the Standard Telephones & Cables (STC) telecoms works, now redeveloped as housing in the Ladderswood and New Southgate regeneration. It is also home to New Southgate Cemetery with the Baha’i resting place of Shoghi Effendi (a place of pilgrimage), and to Arnos Park with its striking Piccadilly line viaduct and the New River.
Sources: en.wikipedia.org/wiki/New_Southgate
Where is the nearest A&E to New Southgate?⌄
North Middlesex University Hospital or Barnet Hospital.
The nearest major hospitals with 24-hour A&E departments are North Middlesex University Hospital in Edmonton and Barnet Hospital (Royal Free London NHS Foundation Trust) at Chipping Barnet, both a drive away; the Whittington Hospital in Archway is also within reach, and Chase Farm Hospital in Enfield provides urgent care but no blue-light A&E, with GP provision locally. As NHS services can be reconfigured and travel times vary, always confirm the nearest current A&E and the arrangements directly with the NHS.
Sources: northmid.nhs.uk
Is New Southgate right for you?
Every town suits some buyers better than others — here is how New Southgate rates for the people who most often buy here, and why.
| Buyer type | Rating | Why |
|---|---|---|
| First-time buyers | ★★★★☆ | One of the more accessible pockets of north London — purpose-built and regeneration flats from around £300,000–£450,000, Great Northern trains into Moorgate and the Arnos Grove Piccadilly line close by — a realistic way in that typically undercuts Southgate and Palmers Green. |
| Commuters (Piccadilly & rail) | ★★★★☆ | New Southgate station runs into Moorgate at peak and King’s Cross off-peak, and Arnos Grove (Piccadilly, Zone 4) is a short distance away for a direct Tube into the West End and City — a solid dual option, if not a Tube right on the doorstep. |
| Families | ★★★☆☆ | Good local primaries (Brunswick Park and St Paul’s CofE are Good; Bowes was judged Outstanding across every area in January 2025), Arnos Park and the New River, and relative affordability — tempered by the North Circular, a workaday feel in parts and secondary options that can mean travelling. |
| Buy-to-let | ★★★★☆ | Strong, steady rental demand from commuters and young professionals, relative affordability and Zone 4 yields, plus a supply of newer regeneration flats — a practical investor market, subject to the usual lease, licensing and tax checks. |
| Young professionals | ★★★★☆ | Newer regeneration flats, Great Northern trains into the City and the Arnos Grove Piccadilly line, and lower prices than the smarter neighbours — a well-connected, affordable base within easy reach of central London. |
An honest, at-a-glance summary of what New Southgate does brilliantly — and what to weigh carefully — before you commit.
New Southgate at a glance
The key facts buyers ask us about most, in one place.
| Fact | Detail |
|---|---|
| County & councils | London (London Borough of Enfield — on the Barnet border; unparished) |
| Postcode district | N11 |
| Approx. character | A mixed, well-connected and comparatively affordable north London suburb |
| Average house price | Overall often £450,000–£600,000; flats from ~£300,000, larger houses £800,000+; sources vary |
| Railway | New Southgate (Great Northern, Zone 4) — Moorgate at peak, King’s Cross off-peak; Arnos Grove (Piccadilly) & Bowes Park close |
| Nearest A&E | North Middlesex University Hospital (Edmonton) or Barnet Hospital (a drive) — verify with NHS |
| Schools | Good primaries locally — Brunswick Park & St Paul’s CofE (Good); Bowes (all areas Outstanding, Jan 2025); Garfield (all areas Good, Oct 2024) |
| Known for | The former Colney Hatch asylum (now Princess Park Manor), the old STC works & regeneration, Arnos Park & the New River |
| Character | A suburb of Victorian and Edwardian terraces, interwar semis and newer regeneration flats on the Enfield/Barnet border |
| Roads | The North Circular (A406 — Bowes Road / Telford Road / Betstyle Circus) threads through |
| Green space | Arnos Park (the Piccadilly viaduct & the New River), Broomfield Park & Trent Country Park nearby |
| Council tax (Band D) | £2,267.67 for 2026/27 (Enfield + GLA; verified) — confirm your exact band |
Property prices & council tax in New Southgate
New Southgate is one of the more accessible parts of this corner of north London, so it offers a genuine way in relative to its smarter neighbours. It has purpose-built and regeneration flats, Victorian and Edwardian terraces, interwar semi-detached houses and a growing number of newer flats on the old industrial sites. Published figures vary by property and area, so treat the ranges below as a broad guide and verify for the exact home.
| Property type / area | Typical position in the market | Who it suits |
|---|---|---|
| Purpose-built & regeneration flats | Indicatively around £300,000–£450,000 | First-time buyers; investors; the more accessible ways in |
| Victorian & Edwardian terraces | Indicatively around £550,000–£750,000 | Families & upsizers wanting period character |
| Interwar & larger semi-detached houses | Indicatively around £700,000–£950,000 | Families wanting more space |
| New Southgate average | Overall often £450,000–£600,000 (verify per property) | A broad benchmark for the area |
| New-build regeneration flats | Indicatively £350,000–£600,000+ | Buyers wanting a new home on the Ladderswood / New Southgate schemes |
What income might you need?
These illustrative figures use roughly 4.5x household income and assume a typical deposit. They are a starting point for budgeting only — not a quote or advice.
£375,000
Flat
~£83,000
household income (guide)
£525,000
Area benchmark
~£117,000
household income (guide)
£800,000
Larger house (indicative)
~£178,000
household income (guide)
New Southgate affordability & stamp duty calculator
A quick, no-obligation way to see roughly what you could borrow in New Southgate and what stamp duty you'd pay. Illustration only — real figures depend on the lender and your circumstances.
Illustration only, not a mortgage offer or personalised advice. Lenders' income multiples and criteria vary. Your home may be repossessed if you do not keep up repayments on your mortgage.
Borrowing ready-reckoner (around 4.5× income)
| Yearly income | Rough maximum mortgage |
|---|---|
| £40,000 | ~£180,000 |
| £60,000 | ~£270,000 |
| £75,000 | ~£337,500 |
| £90,000 | ~£405,000 |
| £120,000 | ~£540,000 |
Stamp duty (SDLT) in 2026 — England
| Portion of price | Standard rate | First-time buyer |
|---|---|---|
| Up to £125,000 | 0% | 0% (up to £300,000) |
| £125,001 – £250,000 | 2% | 0% (up to £300,000) |
| £250,001 – £925,000 | 5% | 5% on £300,001–£500,000 (no relief over £500,000) |
| £925,001 – £1.5m | 10% | — |
| Over £1.5m | 12% | — |
Worked examples: a £250,000 home = £2,500 stamp duty (£0 for first-time buyers); a £450,000 home = £12,500 (£7,500 first-time buyer); a £650,000 home = £22,500 (first-time buyer relief doesn't apply over £500,000). An additional-property surcharge of 5% applies to second homes and buy-to-lets.
SDLT rates as at 2026 (England & Northern Ireland). Scotland (LBTT) and Wales (LTT) differ. Figures are a guide — confirm with your conveyancer.
The New Southgate property market in depth
New Southgate offers a mixed, in-demand and comparatively affordable suburban market — purpose-built and regeneration flats, Victorian and Edwardian terraces, interwar semis and newer homes on the old industrial sites — with its Great Northern trains, the Arnos Grove Piccadilly line, its parks and its relative value all driving demand.
| Property type | What to expect | Typical guide |
|---|---|---|
| Purpose-built & regeneration flats | The more accessible way in; popular with first-time buyers, young professionals and investors. | £300,000–£450,000 |
| Victorian & Edwardian terraces | The classic period New Southgate home — character streets across the area. | £550,000–£750,000 |
| Interwar & larger semi-detached houses | More generous family homes on the quieter roads. | £700,000–£950,000 |
| New-build regeneration flats | Newer flats on the Ladderswood and New Southgate schemes — a growing part of the market. | £350,000–£600,000+ |
New Southgate’s appeal — a mixed, well-connected and comparatively affordable north London suburb, with Great Northern trains into Moorgate and the King’s Cross line, the landmark Arnos Grove Piccadilly station close by, Arnos Park and the New River, and ongoing regeneration adding newer homes — makes it an in-demand market, from purpose-built and regeneration flats to period terraces and larger interwar houses.
That mix means budgeting and the right mortgage matter. Purpose-built, regeneration and new-build flats bring lease, ground-rent, service-charge and (on some schemes) shared-ownership questions that lenders assess carefully, while older Victorian, Edwardian and unusual-construction properties can need survey work, so advice pays off. A whole-of-market mortgage adviser helps you match the right lender to your plans — the kind of introduction we can arrange.
What makes New Southgate so popular?
New Southgate’s appeal is a mixed, well-connected and affordable north London suburb, with Arnos Park and the New River, real local heritage, and Great Northern trains into Moorgate with the Arnos Grove Piccadilly line close by.
Arnos Park & the New River
Arnos Park is a fine local green space threaded by the New River and crossed by the dramatic 34-arch Piccadilly line viaduct — woodland, playing fields, a paddling pool and riverside walks, cared for by the Friends of Arnos Park.
The Colney Hatch heritage & Princess Park Manor
The vast former Colney Hatch asylum — later Friern Hospital, once the largest asylum in Europe — gave the area its ‘New Southgate’ name and survives, beautifully converted, as the Princess Park Manor flats in neighbouring Friern Barnet, one of north London’s most distinctive landmarks.
Broomfield Park & Trent Country Park
The Friends of Broomfield Park care for nearby Broomfield Park in Palmers Green — lakes, a conservatory and a community cafe — while the Friends of Trent Country Park look after the big woods and lakes of Trent Park to the north.
Transport & commuting from New Southgate
Transport in New Southgate is a real strength — its own Great Northern station, the Arnos Grove Piccadilly line close by and fast road links. These indicative times are a starting point — always verify current timetables before relying on a specific journey.
| Route | Approx. time | Notes |
|---|---|---|
| New Southgate → Moorgate | ~20–25 min | Direct on Great Northern at peak, for the City |
| New Southgate → Finsbury Park | ~8–10 min | Direct on Great Northern, for the Victoria line & interchange |
| New Southgate → King’s Cross | ~15–18 min | Direct on Great Northern (off-peak & evenings) |
| Arnos Grove → King’s Cross St Pancras | ~20 min | Direct on the Piccadilly line |
| Arnos Grove → Leicester Square | ~30 min | Direct on the Piccadilly line, for the West End |
| New Southgate → Welwyn Garden City | ~30 min | Direct on Great Northern, out of town |
| Arnos Grove → Heathrow | ~60–70 min | Direct on the Piccadilly line, for the airport |
| New Southgate → central London by road | ~35–50 min | Via the A406 & A1 — traffic dependent |
Getting around New Southgate
Day-to-day mobility here is worth thinking through — the practical picture.
By train
New Southgate station is on the Great Northern line (Zone 4), with stopping trains into Moorgate at peak (for the City) and King’s Cross off-peak, calling at Finsbury Park — a fast, useful commute, with Bowes Park close by.
By Tube
Arnos Grove on the Piccadilly line (Zone 4) is a short distance away — Charles Holden’s landmark 1932 station — with a direct Tube into the West End, King’s Cross and Heathrow; Bounds Green is also within reach.
By car
The North Circular (A406 — Bowes Road, Telford Road and Betstyle Circus) threads through New Southgate and links to the A1 and the wider network — though it also brings traffic and noise on the busiest roads, and parking varies by street.
For the airport
Heathrow is direct on the Piccadilly line from Arnos Grove, Luton and Stansted are reachable by road and rail, and the A406/A1/M25 give road access — genuinely handy for flights.
On foot & by bike
Arnos Park, the New River path, Broomfield Park and the local parades give walkable green space and amenities, with cycle routes across the area — though the North Circular shapes where it is pleasant to walk and cycle.
For the commute
New Southgate suits City and King’s Cross commuters especially (via Great Northern), plus West End and Heathrow travellers (via the Arnos Grove Piccadilly line) and drivers using the A406 and A1 — a well-connected north London suburb.
Schools in New Southgate
Enfield and Barnet both have well-regarded schools, and New Southgate and the surrounding N11 streets have several good local primaries. Because catchments and admissions matter — and this is a competitive area for school places, straddling two boroughs — confirm the current position directly for a specific address, and note which borough your home falls in.
| School | Type | Inspection | Notes |
|---|---|---|---|
| Brunswick Park Primary and Nursery School | Primary (state, co-ed, 3–11) | Good | A popular community primary and nursery on Osidge Lane, close to New Southgate, rated Good at its latest inspection (March 2023), with Personal development judged Outstanding — check the current catchment and admissions. |
| St Paul’s CofE Primary School N11 | Primary (state, Church of England, co-ed) | Good | A Church of England primary on The Avenue in Friern Barnet (N11), close to New Southgate, rated Good at its latest graded inspection (July 2024) — check catchment and admissions. |
| Bowes Primary School | Primary (state academy, co-ed) | Read report | A primary on Bowes Road in New Southgate (N11) whose January 2025 inspection judged every area — quality of education, behaviour, personal development, leadership and early years — Outstanding, though under the new framework no single overall grade is given; read the latest report, and check catchment and admissions. |
| Garfield Primary School | Primary (state, co-ed, 3–11) | Read report | A community primary on Upper Park Road in the heart of New Southgate (N11) whose October 2024 inspection judged every area Good, though under the new framework no single overall grade is given; read the latest report, and check catchment and admissions. |
| Our Lady of Lourdes Catholic Primary School | Primary (state, Roman Catholic, co-ed) | Read report | A Roman Catholic primary in New Southgate (N11), inspected again in 2026 (its previous graded inspection judged it Good); read the latest report in full, and check catchment and admissions. |
Map, Police & Fire Services in New Southgate
A useful local guide should show the practical services buyers actually check — policing, fire cover, emergency healthcare and the local crime context for New Southgate.
Interactive map of New Southgate — view it on the online guide at thatsfamilyfinance.co.uk.
Popular parts of New Southgate & nearby
Where you buy in New Southgate shapes both your budget and your character — from the streets around the station and Bounds Green Road to the regeneration flats on the old industrial sites, the period terraces towards Bowes Park and the smarter roads towards Arnos Grove and Palmers Green. A quick orientation.
Local highlights & days out from New Southgate
New Southgate packs real heritage, a fine park with a landmark viaduct, the New River and a well-connected, affordable location into one suburb. A few of the best-loved local highlights.
Sports, leisure & community in New Southgate
For a workaday suburb, New Southgate offers a good amount — a fine park with a landmark viaduct, real heritage, the New River and easy access to bigger green spaces and to central London.
Days out & heritage
Arnos Park and its Piccadilly viaduct, the New River path, the Colney Hatch heritage at Princess Park Manor and New Southgate Cemetery’s Baha’i resting place give an unusual amount of interest for a suburb — with central London a short train or Tube ride away.
The parks & the outdoors
Arnos Park, Broomfield Park (Palmers Green) and Trent Country Park (Cockfosters) give walking, running, playgrounds, lakes and woodland close by, with the New River threading through.
Shopping & eating out
Bounds Green Road, the local parades and the regeneration schemes give everyday shops, cafes and amenities, with Palmers Green’s Green Lanes and the bigger centres at Wood Green and Southgate close by.
Healthcare & local services in New Southgate
Healthcare access is reasonable for the area — GP provision locally, and major A&E departments a drive away at North Middlesex, Barnet and the Whittington, with urgent care at Chase Farm.
The area has GP provision locally, with dentists and pharmacies around Bounds Green Road and the regeneration schemes; the nearest major A&E departments are at North Middlesex University Hospital (Edmonton) and Barnet Hospital (Chipping Barnet), with the Whittington (Archway) also within reach and urgent care at Chase Farm (Enfield). GP and dental registration availability changes over time, so always check directly with a practice about its current catchment before relying on it for a move.
Living in New Southgate
Day to day, New Southgate is a mixed, well-connected and comparatively affordable north London suburb — Arnos Park and the New River, real local heritage, and Great Northern trains into the City with the Arnos Grove Piccadilly line close by, all at more accessible prices than its smarter neighbours. Here is a sense of everyday life.
New Southgate has the amenities of a working suburb — shops, cafes and supermarkets around Bounds Green Road and the regeneration schemes, good local primary schools, Arnos Park, Broomfield Park and the New River, and real heritage in the Colney Hatch buildings and New Southgate Cemetery. The big everyday pluses are the connectivity, the relative affordability, the parks and the ongoing regeneration adding new homes and public space; the trade-off is that parts of the area are more workaday than polished.
Connectivity for working is generally good — superfast (and in places gigabit) broadband reaches much of the area, so home and hybrid working is very possible, complemented by the Great Northern line and the Arnos Grove Piccadilly station for office days. The main trade-offs are the North Circular (the A406 brings traffic and noise on the busiest streets), the workaday feel of parts of the area, and (on flats and regeneration schemes) lease and service-charge questions — but for connectivity, value and a well-placed north London base it is a strong choice.
| Everyday amenity | In New Southgate? | Nearest / notes |
|---|---|---|
| Primary schools | Yes (several) | Brunswick Park (Good), St Paul’s CofE N11 (Good), Bowes (all areas Outstanding, Jan 2025), Garfield (all areas Good, Oct 2024); check catchment |
| Secondary schools | Nearby (a short journey) | Secondaries in Enfield and Barnet within reach — check catchment and admissions across both boroughs |
| GP & hospital | Local / A&E a drive | GP provision locally; major A&E at North Middlesex & Barnet Hospital; urgent care at Chase Farm |
| Nearest A&E | A drive (Edmonton / Chipping Barnet) | North Middlesex University Hospital & Barnet Hospital |
| Train & Tube | Yes | New Southgate (Great Northern) to Moorgate & King’s Cross; Arnos Grove (Piccadilly) close |
| Shops | Yes (Bounds Green Road & regeneration) | Local parades plus Palmers Green, Wood Green & Southgate close by |
| Green space | Yes | Arnos Park, Broomfield Park, the New River & Trent Country Park close by |
Working & connectivity in New Southgate
More people than ever work from home or hybrid, and New Southgate is well set up for it — so it's worth being realistic about connectivity.
Superfast broadband reaches much of New Southgate, with gigabit-capable full-fibre available in parts of the area (and in most regeneration and new-build schemes), so home and hybrid working is very possible — complemented by the Great Northern line and the Arnos Grove Piccadilly station for office days. Coverage can still vary by exact address, particularly in older terraces and converted flats, so check the specific property on the providers' and Ofcom's coverage checkers before you commit.
| Connectivity | Typical picture |
|---|---|
| Fixed broadband | Superfast reaches much of the area; gigabit full-fibre in parts and most new-builds — check the exact address |
| Mobile coverage | Generally good across the suburb |
| Train & Tube for office days | New Southgate (Great Northern) to Moorgate & King’s Cross; Arnos Grove (Piccadilly) close |
| Road & air | A406 & A1 to the wider network; Heathrow direct on the Piccadilly line from Arnos Grove |
Flood risk in New Southgate
On flooding, most of New Southgate sits on higher ground at lower risk of river flooding, but low-lying land and surface water in heavy rain can affect some streets, and Pymmes Brook and the New River are local considerations, so it is worth checking carefully for a specific home.
Cost of living & running a home in New Southgate
Beyond the mortgage, it helps to picture the ongoing costs of a home here. Indicative only — always confirm for a specific property.
| Typical ongoing cost | Indicative figure | Notes |
|---|---|---|
| Council tax (Band D, 2026/27) | £2,267.67 | Enfield + GLA precept (verified) — confirm your band and billing borough |
| Buildings insurance | Varies — check flood risk | Surface-water flood risk near Pymmes Brook and the New River can affect premiums; get a quote and flood check before committing |
| Water & wastewater | ~£450–£750/yr | Thames Water area — check the supplier for the address |
| Broadband | ~£30–£50/mth | Superfast widely available; gigabit full-fibre in parts and new-builds — check the address |
Financing a home in New Southgate
A well-connected, comparatively affordable north London suburb is a rewarding thing to buy into — a few points on the mortgage side are worth understanding first.
New Southgate’s relative affordability and steady demand mean the right mortgage matters — from purpose-built and regeneration flats to newer new-build homes and period terraces and interwar houses. Flats, regeneration schemes, new-builds and any shared-ownership deals bring lease, ground-rent and service-charge questions, and period, Victorian, Edwardian or unusual-construction properties are cases lenders and insurers assess carefully, so a survey is wise on an older home and a lease review is essential on a flat. Getting the right lender for your circumstances is where good advice pays off.
A whole-of-market approach really helps here. That's Family Finance introduces you to carefully selected, FCA-regulated mortgage advisers who search across lenders to fit your circumstances, and we make sure your protection is set up properly alongside it. Talk to us →
Conveyancing & the searches to expect in New Southgate
A few standard checks are worth their weight when buying in New Southgate — especially the lease on a flat or regeneration scheme and surface-water flood risk near the watercourses.
History, heritage & famous connections
New Southgate grew up around the railway. When the line to the north opened in 1850 its station was named Colney Hatch, after the ancient hamlet nearby; but the vast Middlesex County Pauper Lunatic Asylum, opened at Colney Hatch in 1851 and the largest asylum in Europe, made the name so notorious in London that the station, and the district around it, were rechristened ‘New Southgate’. The asylum — later Friern Hospital — dominated the area for well over a century, and survives today, beautifully converted, as the Princess Park Manor flats.
The twentieth century made New Southgate a suburb of terraces, semis and industry. The extension of the Piccadilly line to Arnos Grove in 1932, with Charles Holden’s landmark modernist station, tied the area firmly into London, while the huge Standard Telephones & Cables (STC) works became a major local employer, putting New Southgate at the heart of Britain’s telecommunications industry. As that industry declined the old works closed, and in recent decades the former industrial sites have been transformed by the Ladderswood and New Southgate regeneration — new homes, shops and public spaces reshaping the area, which straddles the boundary of the London Boroughs of Enfield and Barnet.
New Southgate through the ages
A quick timeline of the moments that shaped the town you would be buying into.
| Year | Milestone |
|---|---|
| 1850 | The railway station opens as Colney Hatch, and a suburb begins to grow around it. |
| 1851 | The Middlesex County Pauper Lunatic Asylum opens at Colney Hatch — the largest asylum in Europe. |
| 1870s–80s | The notorious ‘Colney Hatch’ name prompts the station and district to be renamed New Southgate. |
| 1932 | The Piccadilly line reaches Arnos Grove, with Charles Holden’s landmark station tying the area into London. |
| 20th c. | The Standard Telephones & Cables (STC) works make New Southgate a hub of Britain’s telecommunications industry. |
| 21st c. | The former asylum becomes Princess Park Manor, and the old industrial sites are transformed by the Ladderswood and New Southgate regeneration. |
Famous connections
A few of the people and stories that put New Southgate on the map.
Colney Hatch & Princess Park Manor
The vast former Colney Hatch asylum, later Friern Hospital — once the largest asylum in Europe — now the Princess Park Manor luxury flats, one of north London’s most distinctive landmarks.
Arnos Grove station & the Piccadilly viaduct
Charles Holden’s landmark 1932 Arnos Grove Underground station and the dramatic 34-arch Piccadilly line viaduct across Arnos Park — icons of interwar London design.
The Baha’i resting place
New Southgate Cemetery is home to the Baha’i resting place of Shoghi Effendi — a place of pilgrimage drawing visitors from around the world.
Looking beyond the mortgage
Buying a home in New Southgate is a major commitment — and the mortgage is only part of the picture. Whatever you buy, the right protection makes sure the home stays yours if life does not go to plan.
Life cover
Pays out a lump sum if you die during the policy term — typically arranged to clear the mortgage so your family can stay in the home.
Critical illness cover
Pays out if you are diagnosed with a serious illness the policy covers — helping you keep up payments while you focus on recovery.
Income protection
Replaces part of your income if you cannot work due to illness or injury — often the most overlooked, and most valuable, cover of all.
That's Family Finance is an FCA-regulated protection adviser — life insurance, critical illness cover and income protection are what we do. We don't arrange mortgages ourselves; we introduce you to carefully selected, FCA-regulated mortgage advisers, and make sure your protection is set up properly alongside it. Talk to us →
Things people don't always tell you about New Southgate
Beyond the brochure, a few honest points worth weighing before you commit to buying here.
New Southgate compared with nearby towns
How New Southgate sits against the places buyers most often weigh against it — a quick, indicative comparison.
| Town | Rough average price | Station? | Character |
|---|---|---|---|
| New Southgate | ~£450k–£600k | Yes (Great Northern & Piccadilly close) | Mixed, affordable Enfield/Barnet-border suburb; Arnos Park; regeneration; Colney Hatch heritage |
| Southgate | ~£600k–£900k | Yes (Piccadilly line) | The smarter, greener suburb to the north, on the Piccadilly line |
| Palmers Green | ~£550k–£800k | Yes (Great Northern) | The lively neighbour to the east — Green Lanes and Broomfield Park |
| Friern Barnet | ~£500k–£800k | Yes (bus to Tube/rail) | The Barnet neighbour to the west — Princess Park Manor and Friary Park |
| Bowes Park | ~£450k–£650k | Yes (Great Northern) | The terraced neighbour to the south-east, on the Great Northern line |
Pros & cons of living in New Southgate
An honest, balanced summary to weigh up.
| In its favour | To weigh carefully |
|---|---|
| A well-connected, affordable north London suburb | A workaday suburb threaded by the North Circular |
| Great Northern trains & Arnos Grove Piccadilly close | Traffic and noise on the A406 |
| Good local primary schools | No Tube station right on the doorstep |
| Arnos Park, the New River & Broomfield Park | Flats/regeneration schemes need lease checks |
| Real heritage — Colney Hatch & the Baha’i resting place | Surface-water flood risk near Pymmes Brook/the New River |
| Ongoing regeneration adding new homes | A&E is a drive away, not on the doorstep |
| More accessible prices than the smarter neighbours | Two-borough boundary — check who bills your address |
Villages & areas around New Southgate
Many buyers who love New Southgate look just outside it too — a quick guide.
Who tends to move to New Southgate?
Understanding your fellow buyers helps you read the market and pitch an offer.
First-time buyers
People wanting a more affordable way into north London — purpose-built and regeneration flats from around £300,000–£450,000, with Great Northern trains into Moorgate and the Arnos Grove Piccadilly line close by — typically undercutting Southgate and Palmers Green.
Commuters
People wanting a well-connected base — New Southgate station into Moorgate at peak and King’s Cross off-peak, and Arnos Grove on the Piccadilly line for a direct Tube into the West End and Heathrow.
Investors & young professionals
People wanting solid rental demand and yield, or a newer regeneration flat within easy reach of the City and West End — at more accessible prices than the smarter neighbours.
What your money buys in New Southgate
A rough sense of what different budgets tend to secure — indicative only, and hugely dependent on position and condition.
Your move to New Southgate, step by step
A simple order of play that keeps things on track.
1. Get your budget straight
Work out your deposit and the true monthly cost (mortgage, council tax, insurance, which flood risk can affect, and SDLT), and get a mortgage in principle so you can move quickly in an in-demand, affordable suburb.
2. Do your homework on the property
Check surface-water flood risk (especially for low-lying homes and near the watercourses), get a full building survey (wise on period and terraced homes) and review the lease on a flat or regeneration scheme, check the school catchment and billing borough, and confirm your commute — before you fall in love.
3. Line up the right people
A whole-of-market mortgage adviser, a good surveyor and a local conveyancer will save you time, money and stress. We can introduce you to the first.
Already live in New Southgate?
This guide isn't just for people moving in. If you already own here, a few moments now can save a lot later.
If your current mortgage deal is within about six months of ending, it's usually worth reviewing your options rather than drifting onto your lender's standard variable rate, which is often more expensive. And whether or not you're moving, it's worth checking that your protection still matches your life. We can introduce you to a whole-of-market, FCA-regulated mortgage adviser, and review your life cover, critical illness cover and income protection alongside it.
Review my options →In summary: buying in New Southgate
If you are weighing up a move to the town, here is the honest bottom line.
Quick tips before you buy in New Southgate
- Enjoy the area — Arnos Park, the New River, Broomfield Park and real local heritage on the doorstep.
- Make the most of the transport — New Southgate station into Moorgate and King’s Cross, with Arnos Grove on the Piccadilly line close by.
- Note the setting — a mixed, affordable suburb on the Enfield/Barnet border, threaded by the North Circular (A406).
- Check surface-water flood risk for low-lying homes and near Pymmes Brook and the New River, and confirm insurance.
- Confirm the council tax, band and billing borough — New Southgate (Enfield) Band D is £2,267.67 for 2026/27 (verified).
- Budget realistically — prices are more accessible than the neighbours, and flats and regeneration schemes need lease checks; use a whole-of-market adviser.
- Verify the nearest current A&E (North Middlesex or Barnet Hospital) with the NHS.
- Get a full building survey on a Victorian, Edwardian or period home, and on a flat or regeneration scheme review the lease, ground rent, service charge and any shared-ownership terms.
- For schools, check catchment for Brunswick Park, St Paul’s CofE N11, Bowes and Garfield — and which borough your address falls in.
- Explore Arnos Park, the New River and Princess Park Manor to get a feel for the area.
- Note the Ladderswood and New Southgate regeneration is bringing new homes, shops and public space to the old industrial sites.
- Get a mortgage agreement in principle before you start viewing in earnest.
- Review your protection at the same time as your mortgage — important for family buyers.
- Take your conveyancer’s advice on the lease, flood, boundary and standard searches.
Nearby areas worth considering
If you are weighing New Southgate against the surrounding area, these are the places buyers most often compare.
Friern Barnet
The Barnet neighbour to the west — the landmark Princess Park Manor, Friary Park and quiet residential streets.
Brunswick Park
The green neighbour with its park, the New River and Good local schooling — on the Southgate side.
Palmers Green
The lively neighbour to the east — Green Lanes, Broomfield Park and the Great Northern line.
Southgate
The smarter, greener suburb to the north — the Piccadilly line and Charles Holden’s landmark station.
Whetstone
The suburb to the north-west — the High Road, the Northern line at Totteridge & Whetstone and family housing.
Family Protection
Whichever area you choose, the right life cover, critical illness cover and income protection matter just as much as the mortgage.
Talk to us →Speak to Us
Researching New Southgate or a nearby area? We are always happy to point people in the right direction.
Get in touch →Frequently asked questions
Is New Southgate a good place to live?
Is New Southgate expensive?
Does New Southgate have a train or Tube station?
What is New Southgate known for?
Where is the nearest A&E to New Southgate?
Does New Southgate have good schools?
What salary do you need to buy in New Southgate?
How much is stamp duty on a New Southgate property?
How much is council tax in New Southgate?
Which police and fire services cover New Southgate?
Is New Southgate a safe place to live?
What is there to do in New Southgate?
What is broadband like in New Southgate?
Is New Southgate good for families?
Is New Southgate good for commuters?
What searches should I expect when buying in New Southgate?
Is flooding a problem in New Southgate?
How do I get started with a mortgage for New Southgate?
Can existing homeowners in New Southgate benefit from a mortgage review?
Useful resources
Need help?
Whether you're researching New Southgate, planning a move, reviewing your finances or simply exploring your options — we're always happy to point people in the right direction.
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That's Family Finance is an FCA-regulated protection adviser (life insurance, critical illness cover and income protection). We do not arrange mortgages ourselves — we introduce you to carefully selected, FCA-regulated mortgage advisers.
Transport information is approximate and can change; New Southgate has its own Great Northern railway station (Zone 4) on the East Coast Main Line slow lines, with stopping trains into Moorgate at peak (for the City) and King’s Cross off-peak, calling at Finsbury Park, and out to Welwyn Garden City and Letchworth, with the nearest Underground station at Arnos Grove on the Piccadilly line (Zone 4 — Charles Holden’s landmark 1932 station) a short distance away, Bounds Green and Bowes Park close by, and for drivers the North Circular (A406) and the A1 linking to the wider network — always verify current timetables and service updates at tfl.gov.uk before travelling. Ofsted information is based on the most recent publicly available reports. New Southgate straddles Enfield and Barnet, both competitive for school places; the area has several good local primaries (Brunswick Park Primary and St Paul’s CofE Primary N11 are both rated Good, Bowes Primary was judged Outstanding across every area at its January 2025 inspection and Garfield Primary Good across every area at its October 2024 inspection, and there is also Our Lady of Lourdes Catholic Primary) — confirm catchment, admissions and which borough your address falls in with each school and the councils. From September 2024 Ofsted no longer awards a single overall effectiveness grade at routine state-school inspections; read each school’s latest report in full. Healthcare: the nearest major hospitals with a 24-hour A&E are North Middlesex University Hospital (Edmonton) and Barnet Hospital (Royal Free London NHS Foundation Trust) at Chipping Barnet, both a drive away, with the Whittington Hospital (Archway) also within reach and urgent care at Chase Farm Hospital (Enfield), and GP provision locally; NHS services can be reconfigured and travel times vary, so always verify the nearest current A&E and arrangements with the NHS. References to the former Colney Hatch asylum, Friern Hospital, Princess Park Manor, Standard Telephones & Cables (STC), the Ladderswood and New Southgate regeneration, New Southgate Cemetery and the Baha’i resting place, Arnos Park, the New River, the Arnos Grove Piccadilly line viaduct, Broomfield Park and Trent Country Park are for context. Crime information is general — check current data at police.uk. Flood-risk: most of New Southgate sits on higher ground at lower risk of river flooding, but some low-lying streets and land near Pymmes Brook and the New River can be affected by surface-water flooding in intense rain, which can affect insurance; always check the exact postcode at check-for-flooding.service.gov.uk and confirm buildings insurance availability and cost before committing. Council tax: New Southgate sits on the border of the London Borough of Enfield and the London Borough of Barnet (unparished) and is treated as Enfield for council tax; the Band D total for 2026/27 is £2,267.67, made up of the London Borough of Enfield basic share of £1,757.16 (including the adult social care precept) and the Greater London Authority (Mayor of London) precept of £510.51; confirm your exact band, and which borough bills your address, with the relevant council. Property prices are indicative and based on recent public sold-price data — New Southgate is an N11 suburb where overall averages are often around £450,000 to £600,000, with flats from around £300,000 and larger houses beyond £800,000, with a wide range by property and area; verify current values via Land Registry or an independent valuation for the exact home. Salary and affordability figures are illustrative only and do not constitute financial advice. Stamp duty figures should be verified using the official GOV.UK SDLT calculator.
The information on this page is for educational purposes only and does not constitute financial advice. That's Family Finance is an independent, FCA-regulated firm (No. 1038034).
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