Winchmore Hill · Enfield · Southgate and Wood Green constituency · 51.62553, -0.10193

N13 4EA— Winchmore Hill, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 24/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
55
Safety
81
Schools
60
Transport
24
Environment
59
Investment
45

The bottom line

N13 4EA 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.

Check your dealbreakers

Toggle the things that matter to you — see how N13 4EA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N13 4EA meets your needs.

Location

N13 4EA

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 4EA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N13 4EA with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How N13 4EA 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 · 11 min walk

KS2: 104.8

—

Secondary

Winchmore School

Not yet inspected · 9 min walk

P8: +0.15A8: 50.3

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 · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.8km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N13 district median

£425,250

Based on 83 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£9,294/m²
Price per ft²£863/ft²
Avg floor area79.8 m²

EPC breakdown

C
8%
D
14%
E
3%

Based on 25 properties · Confidence: medium

Street mix

Semi 2%Terraced 38%Flat 61%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£199,500
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)
Roof(another dwelling above)
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

1995–2026 · CAGR

+5.7%

Total change

+452%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.8%

per year

Acceleration

-101.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 62 sales

Property Type Mix

Total: 62 sales

Semi-detached1.6%
Terraced38.7%
Flat/maisonette59.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£97k£125k+28.9%3
Post-dot-com plateau2001–2004£230k£186k-19.1%4
Pre-crash peak2005–2007£390k£250k-35.9%2
GFC & correction2009–2012£216k£280k+29.9%1.7
Help-to-Buy recovery2013–2016£378k£385k+1.9%2.2
Brexit uncertainty2017–2019£398k£321k-19.2%1.5
Pandemic surge2020–2021£422k£410k-2.8%2
Rate-rise correction2023–2023£493k£493k+0%2
Current market2025–2026£820k£535k-34.8%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.7% alpha

Weakest performer

Terraced

+1.1% alpha

Flat/maisonette+1.7% α
Local
8.3%
District
6.6%
Terraced+1.1% α
Local
9%
District
7.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
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
23.2 min walk
Winchmore Hill→ Moorgate· 5 tph
28 min

Nearby stations

Winchmore HillNational Rail
12 min walk
Southgate Underground StationPiccadilly
24 min walk
Arnos Grove Underground StationPiccadilly
30 min walk
Bounds Green Underground StationPiccadilly
32 min walk
Silver Street Rail StationWeaver · Greater Anglia
34 min walk
No bus stops within 400m

26

Walkability score

56

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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park479m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
Salisbury Arms Car Park· no
796m

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed460 Mbps
Median download433 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 46%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.7 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

THE WOODBERRY PRACTICE

1 WOODBERRY AVENUE, WINCHMORE HILL, N21 3LE

3 min walk

92%

Recommend GP

92%

Overall GP experience

4

GPs within 1km

7

Dentists within 1km

9

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 655 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketMorrisons · 1.1 km
5 tennis courts4 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)

612m

Post office

Nearby shops

Pravalia De Acasa411 m
Aroma Patisserie421 m
Sainsbury's Local704 m
Jardin's Food & Wine705 m

Nearby cafes

Cafe Cristo386 m
Starbucks469 m
Kiva692 m
The Olive Cafe & Bakery714 m

Nearby restaurants

Aladdin's214 m
Babinondas248 m
Vadi Restaurant406 m
George's Fish Bar427 m

Nearby pubs

The Dog & Duck197 m
Orange Tree575 m
The Fox639 m
The Alfred Herring763 m

Nearby gyms

Brackendale Lawn Tennis Club681 m
Park View Health Clubs951 m

Nearby pharmacies

Walkers Pharmacy454 m
Palmers Pharmacy917 m
Boots943 m

Nearby health

Smile Lounge373 m
Gillian House Surgery474 m
North London Hospice Winchmore Hill655 m
Green Lanes Surgery & Pharmacy1.0 km
Food hygiene (5-star)52% of 52

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CESV LTD
FF MOTORS LTD
GEORGI'S WORKSHOP LTD
GM TEAM WORKS LTD
MVA PROJECT SERVICES LTD

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

37.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,432m
Crossrail 2 route5,101m

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)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
16
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)
29
Largest scheme
54 homes · Public House, 413, Public House, 413, Green Lanes, N13 4JD
Pipeline pressure
NONE

Named schemes (500m)

2B, 2B, BARROWELL GREEN, N21 3BA10 homes
completed
2, 2, STONARD ROAD, LONDON, N13 4DP10 homes
completed
543, 543, Green Lanes, London, N13 4DR9 homes
completed
4, 4, BOURNE HILL, LONDON, N13 4LG8 homes
completed
52, Hedge Lane, N13 5SL7 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

Live in N13 4EA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N13 4EA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Enfield with nearby boroughs:

Enfield vs HaringeyEnfield vs BarnetEnfield vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track N13 4EA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N13 4EA

Full postcodeN13 4EA
Postcode districtN13
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.625531
Longitude-0.101930
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
Survey