Winchmore Hill · Enfield · Southgate and Wood Green constituency · 51.62477, -0.10504

N13 4DB— Winchmore Hill, Enfield

Location and area intelligence for N13 4DB, Winchmore Hill, Enfield

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 26/100Yield 4.09%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
81
Schools
60
Transport
26
Environment
58
Investment
56

The bottom line

N13 4DB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 57 min to city — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N13 4DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+13.6% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for N13 4DB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How N13 4DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hazelwood Junior School

Not yet inspected · Inspected Nov 2024 · 10 min walk

KS2: 104.8

—

Secondary

St Anne's Catholic High School for Girls

Not yet inspected · 12 min walk

P8: +0.65A8: 58.7

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 30 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

62.3 incidents per 1,000 residents

Better than 52% of London
→ Stable

-16% vs borough

Crime by type

Other26%
Anti-social behaviour21%
Vehicle crime19%
Violence & sexual offences15%
Burglary9%
Drug offences6%
Theft3%
Robbery1%

Road safety

94

Road safety score

6

Accidents (5yr)

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.7km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area74.6 m²

EPC breakdown

C
2%
D
7%
E
4%

Based on 13 properties · Confidence: medium

Street mix

Terraced 91%Other 9%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£186,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+7.9%

Total change

+628%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-22.33

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£87k£220k+154.3%2
Pre-crash peak2006–2006£375k£375k+0%1
GFC & correction2011–2011£443k£443k+0%1
Help-to-Buy recovery2015–2015£515k£515k+0%1
Pandemic surge2020–2021£630k£630k+0%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Terraced+0.5% α
Local
8.3%
District
7.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Palmers GreenNational Rail
10 min walk
Southgate Underground StationPiccadilly
22 min walk
Arnos Grove Underground StationPiccadilly
27 min walk
Bounds Green Underground StationPiccadilly
30 min walk
Silver Street Rail StationGreater Anglia · Weaver
36 min walk
No bus stops within 400m

30

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria59 min ↑
Waterloo66 min ↑
Canary Wharf68 min ↑
City ★57 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park663m
Santander docks (800m)0
Nearest cycle dock5.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 67%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.8 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

GILLAN HOUSE SURGERY

457 GREEN LANES, PALMERS GREEN, N13 4BS

3 min walk

82%

Recommend GP

82%

Overall GP experience

5

GPs within 1km

8

Dentists within 1km

10

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 868 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

9

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketMorrisons · 884 m
5 tennis courts8 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

462m

Post office

Nearby shops

Pravalia De Acasa271 m
Aroma Patisserie280 m
Sainsbury's Local554 m
Ellas Bakery813 m

Nearby cafes

Cafe Cristo254 m
Kiva542 m
The Olive Cafe & Bakery555 m
Vaporium584 m

Nearby restaurants

Aladdin's40 m
Vadi Restaurant266 m
George's Fish Bar285 m
Pinky's299 m

Nearby pubs

The Dog & Duck84 m
The Fox479 m
The Alfred Herring612 m
Orange Tree795 m

Nearby gyms

Brackendale Lawn Tennis Club605 m
Park View Health Clubs791 m

Nearby pharmacies

Walkers Pharmacy309 m
Palmers Pharmacy754 m
Boots777 m
Alderman's Pharmacy812 m

Nearby health

Smile Lounge214 m
Gillian House Surgery311 m
North London Health Centre838 m
The Smile Studios Palmers Green856 m
Food hygiene (5-star)54% of 72

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

HAL HATHA YOGA LTD
KPM SOLUTION LIMITED

Investment

Investment grade, yield and market outlook

56

Investment score

Good

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

24.8

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,351m
Crossrail 2 route5,161m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,072 nationally

1,733

Est. population

11,667/km²

66%

Employed

49%

Degree educated

£47,700

Median income

5.3%

Claimant rate

SuburbanHigh densityEstablished mixed

41

Community stability

Age profile

22%
20%
25%
21%
Under 1822%
18–3420%
35–4925%
50–6421%
65+13%

Tenure

23%
34%
40%
Own outright23%
Own (mortgage)34%
Private rent40%
Social rent3%
Shared ownership0%

Ethnicity

38%
34%
White British38%
White Other34%
Asian7%
Black5%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine14%
No car household30%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent40%
Social rent3%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
34
Planning apps (3 years)
23
Local approval rate
59%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
24
Largest scheme
54 homes · Public House, 413, Public House, 413, Green Lanes, N13 4JD
Pipeline pressure
NONE

Named schemes (500m)

1-39, 1-39, PELLIPAR CLOSE, N13 4AE49 homes
completed
2, 2, STONARD ROAD, LONDON, N13 4DP10 homes
completed
543, 543, Green Lanes, London, N13 4DR9 homes
completed
Garden Land and lock up garages rear of 2-36, Garden Land and lock up garages rear of 2-36, Caversham Avenue, N139 homes
completed
4, 4, BOURNE HILL, LONDON, N13 4LG8 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
27.4%
Ward turnout
48%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Maria AlexandrouConservative
Lee ChamberlainConservative

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Key facts for N13 4DB

Full postcodeN13 4DB
Postcode districtN13
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.624772
Longitude-0.105039
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
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