Winchmore Hill · Enfield · Southgate and Wood Green constituency · 51.62550, -0.10013

N13 4EB— Winchmore Hill, Enfield

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

The family fortress

 

Schools 100%Safety 81/100Transport 24/100Yield 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
24
Environment
63
Investment
56

The bottom line

N13 4EB 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: very high noise — check proximity to rail lines; 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 4EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N13 4EB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N13 4EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Highfield Primary School

Not yet inspected · 8 min walk

KS2: 103.5

—

Secondary

Winchmore School

Not yet inspected · 8 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 · 29 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 · 2.0km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area58.9 m²

EPC breakdown

C
5%
D
11%
E
6%
F
2%

Based on 24 properties · Confidence: medium

Street mix

Terraced 43%Flat 57%

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£147,250
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

1995–2023 · CAGR

+6.5%

Total change

+477%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.4%

per year

Acceleration

+20.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 28 sales

Property Type Mix

Total: 28 sales

Terraced42.9%
Flat/maisonette57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£55k£90k+63.2%3
Post-dot-com plateau2001–2004£116k£150k+29.9%1
Pre-crash peak2005–2007£271k£400k+47.9%1.3
GFC & correction2010–2011£159k£383k+140.9%1.5
Help-to-Buy recovery2015–2015£800k£800k+0%1
Brexit uncertainty2018–2018£353k£353k+0%2
Pandemic surge2020–2021£300k£280k-6.7%2
Rate-rise correction2023–2023£318k£318k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Weakest performer

Flat/maisonette

-1.8% alpha

Terraced+1.3% α
Local
16.7%
District
15.4%
Flat/maisonette-1.8% α
Local
5.4%
District
7.2%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

45out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing34
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Winchmore Hill→ Moorgate· 5 tph
28 min

Nearby stations

Winchmore HillNational Rail
12 min walk
Southgate Underground StationPiccadilly
26 min walk
Arnos Grove Underground StationPiccadilly
31 min walk
Silver Street Rail StationGreater Anglia · Weaver
32 min walk
Bounds Green Underground StationPiccadilly
33 min walk
No bus stops within 400m

27

Walkability score

69

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 park447m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Fords Grove Car Park· yes
775m

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download442 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.4 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.6 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): None recorded

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

ENFIELD SOUTH WEST PCN

1 WOODBERRY AVENUE, N21 3LE

2 min walk

92%

Recommend GP

92%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

9

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 530 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

35

Parks (1km)

6

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Dog & Duck (322 m)

Nearest supermarketWaitrose · 1.2 km
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

677m

Post office

Nearby shops

Pravalia De Acasa484 m
Aroma Patisserie494 m
Jardin's Food & Wine648 m
Broadway703 m

Nearby cafes

Starbucks417 m
Cafe Cristo458 m
Winchmore Hill Cafe661 m
Il Falcone690 m

Nearby restaurants

Babinondas148 m
Aladdin's337 m
Vadi Restaurant479 m
George's Fish Bar499 m

Nearby pubs

The Dog & Duck322 m
Orange Tree494 m
The Fox708 m
The Three Wishes749 m

Nearby gyms

Brackendale Lawn Tennis Club782 m

Nearby pharmacies

Walkers Pharmacy525 m
Palmers Pharmacy981 m

Nearby health

Smile Lounge457 m
North London Hospice Winchmore Hill530 m
Gillian House Surgery552 m
Green Lanes Surgery & Pharmacy943 m
Food hygiene (5-star)57% of 53

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

.BG.BROTHERS LTD
C&M ARMSTRONG LIMITED
CHRYSANTIOS LIMITED
EXPERT REPORT SERVICES LIMITED
I BUILDER CONSTRUCTION LTD

+2 more

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

24.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,428m
Crossrail 2 route5,027m

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)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
14
Local approval rate
57%
Borough approval rate
74%
Historic landfill (400m)
1
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)
28
Largest scheme
47 homes · LAND REAR OF, 83-85, LAND REAR OF, 83-85, BARROWELL GREEN, N21 3AU
Pipeline pressure
NONE

Named schemes (500m)

2B, 2B, BARROWELL GREEN, N21 3BA10 homes
completed
2, 2, STONARD ROAD, LONDON, N13 4DP10 homes
completed
85, Hedge Lane, N13 5SZ9 homes
completed
543, 543, Green Lanes, London, N13 4DR9 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

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Key facts for N13 4EB

Full postcodeN13 4EB
Postcode districtN13
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.625502
Longitude-0.100126
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