Property Prices in Arnos Grove
Source: HM Land Registry Price Paid Data — median sold prices over a rolling 12-month window
Source: HM Land Registry.
Value-minded north London buyers weigh Arnos Grove against family areas like Walthamstow.
Market Position & Budget Bands
Arnos Grove makes most sense read next to the two stations either side of it on the Piccadilly line: it is the value end of a desirable, very safe stretch of Zone 4, undercutting leafier Southgate one stop north and Bounds Green one stop south. The overall median sold price is £518k (HM Land Registry). At heart this is a 1930s semi-detached suburb — its streets laid out through that decade after Charles Holden’s station opened, in red-brick neo-Georgian and moderne styles — so in the residential core roughly three-quarters of homes are houses, semi-detached the signature type, with flats concentrated around the station. The market has softened after its earlier gains, which for a buyer is leverage and for a seller a reason to be realistic. Buyers are mostly families and commuters drawn by the Tube and the low crime rate.
What Your Budget Buys
Flats cluster around the station and along Bowes Road — purpose-built blocks from Arnos Grove Court to the interwar mansion flats on the main road where the North Circular runs. They start at around £115k, with a typical (median) flat at £350k and the best reaching £800k.
Houses are the heart of the suburb. Semi-detached 1930s homes are the signature type — on the quieter streets running south and west toward Arnos Park, roads such as Seafield Road and Waterfall Road that back onto the parkland — at a £855k median. Terraced houses (£625k median) are more common to the east toward Bowes, mixed with converted flats. Detached houses are scarce, and too few trade to quote a reliable figure — a rare buy rather than a bracket to shop.
What Drives Values
Arnos Grove’s value rests on durable things: a fast Piccadilly line run into the West End and the City from a Zone 4 price, the green space of Arnos Park, one of outer north London’s lowest crime rates, and a settled, well-built 1930s suburb that families keep coming back to. What tempers it: this is the value end of its stretch rather than the prestige end, and the market has softened after its earlier climb — an income-and-hold area, not a quick-growth one. The live median and by-type figures are in the cards above and on the price comparison page.
Leasehold vs Freehold
The flats around the station and along Bowes Road — the purpose-built blocks and the interwar mansion flats — are predominantly leasehold, so check the lease length and the service-charge history before you offer. The 1930s semis and the terraces toward Bowes are almost all freehold.
Rental Yields (Buy-to-Let Context)
One-bed flats in Arnos Grove let for roughly £1,400–£1,700 a month and two-beds for £1,750–£2,100 (Zoopla and OnTheMarket listings), putting gross yields around 5–6% against local flat values. Tenant demand is steady rather than hot — families and commuters drawn by the Tube and the low crime rate — and voids are short for well-priced flats. It is an income-and-hold area, not a quick-growth one, especially while capital values are soft.
How Arnos Grove compares nearby
Median sold price, all property types, against the nearest comparable areas we cover.
HM Land Registry · prices last updated 5 August 2026
Schools in Arnos Grove
🏫 Primary
🏛 Secondary
Oakthorpe Primary School
St Michael at Bowes CofE Junior School
St Monica's RC Primary School
Tottenhall Infant School
Walker Primary School
Alexandra Park School
Friern Barnet School
St Andrew the Apostle Greek Orthodox School
Data: Ofsted, 2 September 2026
School Overview
Schools are the part of Arnos Grove to research carefully rather than assume. There are 5 schools within reach, including 0 rated Outstanding by Ofsted — but the overall provision scores below the London average on the PAL Score, and the strongest options sit at the edges of the area. The closest and most relevant schools are listed in the cards below.
Primary Schools
The primary standout is Bounds Green Infant School, rated Outstanding (Ofsted, July 2024) — a recent inspection, not a legacy grade. Around it is a band of Good schools: St John’s CofE Junior Mixed and Infant (Good, Ofsted September 2023), Holly Park Primary (Good, Ofsted November 2018), St Paul’s CofE Primary N11 (Good, Ofsted March 2019), Our Lady of Lourdes Catholic Primary (Good, Ofsted September 2016) and Bounds Green Junior (Good). Several of the gradings are now several years old, so confirm the current position at reports.ofsted.gov.uk before relying on a rating.
Secondary Schools
Secondary is where the area’s reputation is made and qualified. Alexandra Park School (rated Outstanding, Ofsted February 2023) is a genuinely strong, heavily oversubscribed comprehensive on the Bounds Green side — the school most families move here for. Beyond it, Friern Barnet School (Good, Ofsted October 2018) and St Andrew the Apostle Greek Orthodox School (Good, Ofsted November 2018) round out the state options. The honest caveat: the best local Progress 8 score sits slightly below average (−0.37, Department for Education 2023/24), so outside Alexandra Park the secondary picture is ordinary rather than strong.
Catchment Reality
Alexandra Park School is the catchment to understand: it is consistently oversubscribed and admits on distance, so its last-offer radius is tight and house prices on the streets inside it carry a premium. It also straddles the Enfield–Haringey boundary, so check which council’s admissions arrangements apply to a specific address rather than assuming. There are no grammar schools in the immediate area. If you are buying for a particular school, confirm that school’s published cut-off distance for the most recent year before committing.
Independent Options
Independent provision in the immediate area is thin — Focus 1st Academy (rated Good by Ofsted, March 2025) is the main local option. Families wanting larger independents typically look toward Highgate and Mill Hill, a drive or two changes away.
Families prioritising stronger state schools sometimes prefer areas like Hackney.
Transport & Commute: Arnos Grove
Commute Times
Source: TfL Journey Planner, 2026. All times are station-to-station (boarding to alighting); add 5–10 minutes for walking to your nearest station and waiting.
Unlike rail-reliant Croydon, Arnos Grove sits on a direct Tube line into the West End.
Rail and Tube
Transport is Arnos Grove’s quiet strength. Arnos Grove station — Charles Holden’s Grade II listed 1932 building, with its famous circular brick ticket hall — sits on the Piccadilly line (Zone 4) and runs direct to King’s Cross St Pancras in 19 minutes and Victoria in 28, with the West End in between. For a second route across London, New Southgate station* (Great Northern and Thameslink) is a short distance north, giving direct trains to Moorgate and onward Thameslink connections.
Bus Network
Bus links along Bowes Road and the A406 corridor are good, fanning out across Enfield and into Haringey, with night services on the main routes. Combined with the Piccadilly line’s late running, getting home after dark is easy.
Commute Times
| Destination | Route | Station-to-station |
|---|---|---|
| King’s Cross St Pancras | Piccadilly line (direct) | 19 min |
| Victoria | Piccadilly line (direct) | 28 min |
| Bank | Piccadilly line + change | 37 min |
| Canary Wharf | Piccadilly + change | 41 min |
Station-to-station, TfL Journey Planner, 08:30 weekday. Add the time to reach and board your station.
Cycling and Walking
The terrain is gently rolling and the parks make for pleasant walking — Arnos Park is a couple of minutes from the station, Grovelands and Broomfield a short walk further. On-road cycling is the weak point: the A406 and Bowes Road are heavy, fast and unpleasant on a bike, so most riders stick to the quieter parallel streets and the park paths.
Driving and Parking
Road access is genuinely strong — the A406 North Circular is on the doorstep, linking quickly to the A10, M25 and North London. That convenience is also the area’s biggest downside, since the same road brings the traffic and air quality issues noted above. Arnos Grove is within the Ultra Low Emission Zone (ULEZ) but outside the Congestion Charge. Resident parking permits are among the cheapest in our dataset at £77 a year, and the controlled-parking hours are short.
Transport Verdict
Arnos Grove suits commuters who value a direct, reliable Tube to King’s Cross and the West End and good road access, and who can live with 35-plus-minute journeys to the City and Canary Wharf. The limitation is the single Tube line and the dominance of the A406 — this is a drive-and-Tube area, not a walkable-centre one.
Crime & Safety in Arnos Grove
Top Concern
Source: Metropolitan Police via data.police.uk · Population: ONS Census 2021 · Updated monthly
The Numbers
Arnos Grove is one of the lower-crime areas we cover. It records 77 crimes per 1,000 residents (data.police.uk, 12 months to April 2026), which is 35% below the London average and earns a Safety Score of 81/100. The 12-month trend is Falling (-4.5%). Violence and sexual offences are the largest category at 32%, with the rest spread across theft and antisocial behaviour.
What the Data Tells You
This is a genuinely low-crime, settled suburban area, and the data and the lived experience agree. The volume that exists clusters along the busy Bowes Road and station corridor, as it does at any transport node; the residential streets toward the parks are quieter still. For buyers who rank safety highly — families in particular — Arnos Grove is one of the stronger options in north London at this price.
Street-Level Context
Crime data for the area centres on the Bowes ward, and the pattern is the ordinary one for a Tube suburb: a little more activity around the station, retail and the main road, noticeably less on the residential streets behind. There is no notorious hotspot here — the headline number is low precisely because the area lacks the night-time economy and footfall that drive crime elsewhere.
What Residents Say
Residents describe the trade-off honestly. “Pleasant enough, not massively exciting but nice and quiet and safe,” as one put it on a Mumsnet thread about the N11 area — a fair summary that the safety data backs up. The calm is the point; if you want energy and a buzzing high street, this isn’t it, and locals are the first to say so.
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Council Fees in Arnos Grove
Council Tax (Annual)
| Band C | Band D | Band E |
|---|---|---|
| £2,016 | £2,268 | £2,772 |
Parking
Source: London Borough of Enfield, 2026
Council Tax Bands
Arnos Grove sits within the London Borough of Enfield, where the Band D charge is £2,268 — slightly below the outer-London average. Most local flats fall in Bands B–C and most houses in Bands D–F, so the typical bill is moderate for the area.
Local Authority Services
Enfield is a large outer-London authority under real budget pressure, and that shows in services: it voted through a round of library closures in early 2025. Resident parking permits are cheap (£77 a year), but the borough charges £100 a year for garden-waste collection.
Waste and Recycling
Enfield collects general rubbish and recycling weekly (London Borough of Enfield). Garden waste is a paid, fortnightly subscription service at £100 a year per bin. The nearest household reuse and recycling centre is at Barrowell Green in nearby Winchmore Hill.
Libraries and Leisure
Local provision took a hit in 2025: Bowes Road Library, beside the station, closed permanently in July 2025, leaving Palmers Green Library (about a mile and a half away) as the nearest. For sport, Arnos Pool on Bowes Road — a 22-metre pool in a listed building next to the station — remains open, with Southgate Leisure Centre a short distance north. The parks, covered below, are the area’s real recreational asset.
Arnos Grove Community Character
Like Morden, Arnos Grove is a calm, green, family-first suburb at the end of its line.
From the Drum to the Viaduct
Step out of Arnos Grove station and you are standing under one of London’s great Tube buildings — Charles Holden’s 1932 brick drum, a Grade II* ticket hall that looks like a small modernist cathedral. Then you notice the other thing: the North Circular, roaring past on Bowes Road. First impressions here are architecture and traffic in the same breath.
The centre is functional rather than pretty — a Sainsbury’s Local, an Aldi, a long-running Italian deli, a speciality coffee shop and the Arnos Arms gastropub strung along Bowes Road, with the A406 setting the soundtrack. It does the everyday job without fuss.
Two minutes south, the mood flips. Arnos Park opens out under the 34 redbrick arches of the Piccadilly line viaduct, the Pymmes Brook threading through grassland and old woodland. This is the Arnos Grove people actually move for, and it sits a short walk from the noise.
Last Orders at the Arnos Arms
The evening here is short and centred on one place: the Arnos Arms on Bowes Road, a revived gastropub with a 300-cover beer garden that fills on warm nights, a seven-day pizza menu and a card-only till. Beyond it, a couple of cafés and takeaways, and then the area goes quiet.
That quiet is the honest character of the place. "Pleasant enough, not massively exciting but nice and quiet and safe," — as one resident put it on Mumsnet, and the crime data agrees, with recorded crime well below the London average. For nightlife you take the Piccadilly line south, and locals make their peace with that early.
Coffee, Porchetta and the Parkrun
The Arnos Arms, 338 Bowes Road — the area’s social anchor, a Castle-brand gastropub with a vast suntrap beer garden and pizzas seven days a week. It is where Arnos Grove gathers when the weather turns.
Hermans, 350a Bowes Road — Arnos Grove’s first speciality coffee shop, an independent with a Cypriot twist and Allpress beans. The reliable morning stop a few doors from the station.
I Tre Colori, 350 Bowes Road — an Italian deli that has traded here for more than fifty years, doing porchetta panini, fresh cheeses and cured meats. The kind of old-school independent that outlasts every chain around it.
Arnos Park, off Waterfall Road — the green heart of the area: the 34-arch railway viaduct, the Pymmes Brook, a bowling green and open grass two minutes from the Tube. A coffee van usually covers the lack of a permanent café.
Grovelands Park, The Bourne — a Grade II* historic landscape with a boating lake and ancient woodland, and home to the free Grovelands parkrun every Saturday at 9am. The area’s weekend ritual.
Bluebells, Then Wildfowl
Spring Bluebells, wood anemone and red campion come up under the ancient woodland in Arnos Park, the quietest corner of the area at its best.
Summer The Saturday Grovelands parkrun fills the path by the lake, and the Arnos Arms beer garden runs at capacity into the evening.
Autumn The 34 arches of the Arnos Park viaduct frame falling leaves over the Pymmes Brook valley — the neighbourhood’s signature photograph.
Winter Frost settles on the Arnos Park grass, and winter wildfowl — shoveler, Egyptian goose, the odd heron — work the lake at Grovelands.
Source: Google Maps, OS Open Greenspace & editorial research, 2026
Low-crime and low-key, wrapped around a Grade II* Art Deco Tube station and two big parks — Arnos Grove trades buzz for calm, space and value.
Arnos Grove is a quiet, leafy Enfield neighbourhood built around one of London’s finest Art Deco Underground stations — Grade II* listed, designed by Charles Holden in 1932.
Arnos Grove scores 46/100 on the PAL Score — our weighted rating across six core criteria that define what makes a London neighbourhood work for buyers.
How We Score
Each criterion is normalised on a 0–100 scale across every London neighbourhood we cover, so a score describes how Arnos Grove compares with the rest of the city, not an absolute mark.
The Breakdown
| Criterion | Score (/100) | What it means |
|---|---|---|
| Safety | 81 | Recorded crime 35% below the London average — one of the lower-crime areas we cover. |
| Property Price Affordability | 55 | The value option on this stretch of the Piccadilly line; cheaper than Southgate. |
| Green Space Access | 45 | Arnos, Grovelands and Broomfield parks all within a walk, though the score sits mid-table. |
| Transport Connectivity | 44 | Direct Piccadilly line to King’s Cross in 19 minutes; one line, no fast City route. |
| Local Amenities | 40 | A quiet, residential centre dominated by the A406 — light on shops, dining and culture. |
| School Quality | 33 | Below average overall, despite the Outstanding Alexandra Park School nearby. |
Scores use the PAL 0–100 scale, z-score normalised across all London neighbourhoods and displayed as integers. See the PAL Score Architecture for methodology.
What This Means
Safety (81/100) is the score that defines Arnos Grove — a genuinely low-crime area — backed by affordability (55) and decent parkland (45). What holds the overall 46 down is the everyday-living side: amenities (40) reflect a centre built around a trunk road rather than a high street, and schools (33) score below average despite one Outstanding standout. The result is a Fair score that rewards buyers who want safety, space and value — and warns off those who need a lively centre or top schools across the board.
Buyers comparing safe, affordable Zone 4 options should also read our Ilford guide.
✗ May Not Suit
💰 Value Assessment
At £517,500 average, Arnos Grove is the value option among the Piccadilly-line suburbs — cheaper than neighbouring Southgate, with one of the lowest crime rates in London and a direct Tube to King’s Cross in 19 minutes.
Our Recommendation
Who's Arnos Grove for?
Arnos Grove makes sense if you:
- Rank safety at the top of your list. Recorded crime is 35% below the London average — one of the lower-crime areas we cover, with a Safety Score of 81/100.
- Want a house with a garden on a direct Tube line. Three-bed terraces near the £625k median sit on quiet streets minutes from King’s Cross (19 min).
- Value parks over high streets. Arnos Park, Grovelands and Broomfield are all within a walk, with lakes, ancient woodland and the listed railway viaduct.
- Are buying for Alexandra Park School. The Outstanding comprehensive is the area’s genuine school draw — confirm you fall inside its tight catchment.
- Want Zone 4 value on the line. Prices undercut neighbouring Southgate for the same Piccadilly service and a lower crime rate.
Think twice if you:
- Commute daily to the City or Canary Wharf. Those journeys run 35–41 minutes with a change; the direct line points at King’s Cross and the West End.
- Are sensitive to traffic and air quality. The A406 North Circular runs through the centre, and Enfield is a borough-wide Air Quality Management Area.
- Need strong schools across the board. Overall provision scores below the London average; the strength is concentrated in one oversubscribed school.
- Want nightlife and a lively high street. This is a quiet, residential area — the evening scene is a handful of pubs, not a centre.
- Are buying near Pymmes Brook. Surface-water flood risk is high in parts of the area; check the gov.uk flood map for any specific address.
The Real Picture
Arnos Grove is a calm, green, very safe corner of Zone 4 that asks you to give up buzz and fast City access in return. You buy here for the low crime rate, the parks, the Art Deco station and a real price saving against Southgate — and you accept the North Circular cutting through the middle, a school picture that rests heavily on one oversubscribed comprehensive, and a high street that amounts to a few shops and a good gastropub. For a safety-first family that lives in its house and its parks rather than on a high street, it is a genuinely good trade. For someone who wants energy on the doorstep, it will feel flat.
Moving to Arnos Grove: The Practical Side
Council Tax
Arnos Grove is in the London Borough of Enfield.
The Band D charge is £2,268.
Parking
Most of central Arnos Grove falls under a Controlled Parking Zone, but the controlled hours are short and resident permits are cheap — £77 a year for a first vehicle, £95 for a second (London Borough of Enfield, 2026). Parking is tightest near the station and Bowes Road and easier on the residential streets further out.
GP Surgeries
Central Arnos Grove is served by Arnos Grove Medical Centre on Bowes Road (N11 1BD) and, just over the boundary, Bounds Green Group Practice on Gordon Road (N11 2PF) — both rated Good by the Care Quality Commission and accepting new patients at the time of writing. The nearest acute hospital is North Middlesex University Hospital in Edmonton; its most recent CQC rating is Requires Improvement, so check current ratings if hospital quality matters to you.
Utilities and Broadband
Broadband needs a careful read here. About 84% of N11 premises are gigabit-capable (Ofcom Connected Nations, 2026) — but that figure is largely Virgin Media cable, and full-fibre (FTTP) coverage lags: Enfield was named London’s worst borough for full fibre in early 2025 and, though it has since improved to roughly two-thirds of the borough, it still trails inner London (Enfield Dispatch, 2025). Check the specific address. Energy costs track the Ofgem outer-London average; older interwar houses will have weaker energy ratings, so review the EPC before you buy.
Removals and Access
The interwar terraces sit on residential streets within Controlled Parking Zones, so a removals van will usually need a permit or dispensation from Enfield — arrange it ahead. The upside is access: the A406 and A10 put removals firms on your doorstep. Avoid booking a move for the Bowes Road frontage at rush hour, when the North Circular traffic makes loading slow.
Frequently Asked Questions
Common questions about living in Arnos Grove, answered with data from our research.
Flats in Arnos Grove run from around £115k at entry, with a typical (median) flat at £350k and the largest reaching £800k (HM Land Registry, to April 2026). The median is the midpoint, not the starting price — entry-level one-beds sit at the £115k end. That typical figure makes it the cheapest of the three Piccadilly-line stops in this stretch — below both Southgate and Bounds Green — though prices have softened about 3% over the past year, so there is room to negotiate. Bear in mind it is a thin market — only around 191 sales across the whole area in a year — so the right flat may take patience to find.
Very. Arnos Grove records 77 crimes per 1,000 residents (data.police.uk, 12 months to April 2026) — 35% below the London average, and one of the lower-crime areas we cover, with a Safety Score of 81/100. The 12-month trend is Falling (-4.5%). What activity there is concentrates around the station and Bowes Road; the residential streets are quieter still.
King’s Cross St Pancras is 19 minutes and Victoria 28 on a direct Piccadilly line train, with the West End in between. Bank is about 37 minutes and Canary Wharf 41, both needing a change. These are station-to-station times (TfL, 08:30 weekday); add your walk to the station.
It depends on the school. Alexandra Park School is rated Outstanding (Ofsted, February 2023) and is the area’s genuine draw, and Bounds Green Infant is also Outstanding (July 2024) — but overall school provision scores below the London average, and the best local Progress 8 figure is slightly negative (DfE, 2023/24). Families do well if they fall inside Alexandra Park’s tight, oversubscribed catchment.
Council tax is set by the London Borough of Enfield, with a Band D charge of £2,268 — a little below the outer-London average. Most flats fall in Bands B–C and most houses in Bands D–F. Enfield collects rubbish and recycling weekly, but charges £100 a year for garden-waste collection.
They are different trade-offs. Arnos Grove is cheaper — its median price undercuts Southgate’s — and has a lower crime rate, on the same Piccadilly line. Southgate has the livelier centre, the bigger leisure centre and the leafier reputation. Arnos Grove is the value-and-safety option; Southgate the more polished, pricier one. See our Southgate guide.
The North Circular runs through the centre along Bowes Road, right past the station, and it is the area’s main downside: traffic, noise and roadside air quality, with Enfield a borough-wide Air Quality Management Area. Homes a few streets back are much calmer. If you are viewing a property on or near Bowes Road, visit at rush hour before deciding.
For income, it is steady rather than spectacular — gross rental yields of roughly 5–6% with reliable demand from families and commuters. Capital values have softened recently rather than climbed, so it suits longer-hold buyers backing the fundamentals — safety, the Tube and the value gap to Southgate — over those chasing quick growth.
Yes — it is one of the area’s strengths. Arnos Park, a couple of minutes from the station, carries the listed 34-arch Piccadilly line viaduct and the Pymmes Brook valley; Grovelands Park (a Grade II* historic landscape with a boating lake) and Broomfield Park are both within a walk. Note that surface-water flood risk near Pymmes Brook is high in parts, so check the gov.uk flood map for a specific address.
It is one of London’s finest Art Deco Underground stations — designed by Charles Holden and opened in 1932, Grade II* listed, with a circular brick ticket-hall drum inspired by Gunnar Asplund’s Stockholm Public Library (Historic England, list entry 1358981). It is the architectural landmark the neighbourhood is named around, and a working Piccadilly line station to this day.
Data from HM Land Registry, Ofsted, Metropolitan Police & TfL. Last updated 23 March 2026.
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