Winchmore Hill · Enfield · Edmonton and Winchmore Hill constituency · 51.62707, -0.10120

N13 4EH— Winchmore Hill, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 26/100Yield 3.82%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
57
Safety
80
Schools
60
Transport
26
Environment
59
Investment
45

The bottom line

N13 4EH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £456,000 median — 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 4EH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-12.3% vs London avg
vs London income+18.3% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for N13 4EH

🛡️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 4EH 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 · 7 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 · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.3 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-2% vs borough

Crime by type

Other24%
Anti-social behaviour22%
Vehicle crime18%
Violence & sexual offences17%
Burglary8%
Theft6%
Drug offences3%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.9km

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£456,000

Median sale price

12% below London median

£456,000 is 12% below the London median (£520,000)

-12.3%

This year

Terraced

Dominant type

Price history

5-year change
-32.7%
Sales (24 months)5
New build0.0%
Avg detached£500,000
Avg semi-detached£398,000
Avg terraced£765,000
Avg flat£423,000
Price per m²£5,707/m²
Price per ft²£530/ft²
Avg floor area81.1 m²

EPC breakdown

C
4%
D
20%
E
9%
F
2%
G
1%

Based on 36 properties · Confidence: high

Street mix

Semi 32%Terraced 41%Detached 5%Flat 22%

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

Stamp duty

Standard buyer£10,300
First-time buyerFTB
£1,550
Additional propertyBTL/2nd
£23,980

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.2×

Price-to-income

£2,281/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£202,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,438
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.6%

Total change

+414%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.1%

per year

Acceleration

+43.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 59 sales

Property Type Mix

Total: 59 sales

Detached5.1%
Semi-detached32.2%
Terraced40.7%
Flat/maisonette22%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£245k+163.2%2.2
Post-dot-com plateau2001–2004£168k£215k+28%2.8
Pre-crash peak2005–2007£246k£399k+62.1%2.7
GFC & correction2008–2012£411k£290k-29.4%1.8
Help-to-Buy recovery2013–2016£560k£592k+5.6%1.7
Brexit uncertainty2017–2019£710k£470k-33.8%1
Pandemic surge2020–2021£410k£678k+65.2%1.5
Rate-rise correction2022–2022£520k£520k+0%3
Current market2024–2025£398k£478k+20.1%2.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

-0.7% alpha

Semi-detached+0% α
Local
6%
District
6%
Flat/maisonette-0.1% α
Local
3.6%
District
3.7%
Terraced-0.7% α
Local
7.1%
District
7.8%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
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
Southgate Underground StationPiccadilly line
23.1 min walk
Winchmore Hill→ Moorgate· 5 tph
28 min

Nearby stations

Winchmore HillNational Rail
10 min walk
Southgate Underground StationPiccadilly
24 min walk
Arnos Grove Underground StationPiccadilly
31 min walk
Silver Street Rail StationGreater Anglia · Weaver
34 min walk
Bounds Green Underground StationPiccadilly
34 min walk
No bus stops within 400m

30

Walkability score

65

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 park303m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Salisbury Arms Car Park· no
635m
🅿️
Fords Grove Car Park· yes
692m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed480 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
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): 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

THE WOODBERRY PRACTICE

1 WOODBERRY AVENUE, WINCHMORE HILL, N21 3LE

1 min walk

92%

Recommend GP

92%

Overall GP experience

4

GPs within 1km

7

Dentists within 1km

7

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 645 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

11

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Dog & Duck (302 m)

Nearest supermarketWaitrose · 1.0 km
5 tennis courts5 swimming pools2 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)

787m

Post office

Nearby shops

Jardin's Food & Wine537 m
Pravalia De Acasa586 m
Broadway588 m
Aroma Patisserie596 m

Nearby cafes

Starbucks304 m
Winchmore Hill Cafe550 m
Cafe Cristo561 m
Il Falcone574 m

Nearby restaurants

Babinondas183 m
Aladdin's338 m
Roti and Spice576 m
Vadi Restaurant580 m

Nearby pubs

The Dog & Duck302 m
Orange Tree431 m
The Three Wishes632 m
On Broadway665 m

Nearby gyms

Brackendale Lawn Tennis Club631 m

Nearby pharmacies

Walkers Pharmacy628 m

Nearby health

Smile Lounge543 m
North London Hospice Winchmore Hill645 m
Gillian House Surgery646 m
Green Lanes Surgery & Pharmacy834 m
Food hygiene (5-star)52% of 68

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CAVIAR ELITE LTD
DLCHALMERS LTD
MC&CT CONSTRUCTION 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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

44

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,602m
Crossrail 2 route5,213m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,551 nationally

1,659

Est. population

7,721/km²

63%

Employed

56%

Degree educated

£49,700

Median income

3.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

24%
15%
24%
20%
16%
Under 1824%
18–3415%
35–4924%
50–6421%
65+17%

Tenure

34%
38%
24%
Own outright34%
Own (mortgage)38%
Private rent24%
Social rent3%
Shared ownership0%

Ethnicity

53%
22%
White British53%
White Other22%
Asian7%
Black4%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine11%
No car household17%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent24%
Social rent3%

vs. London

Income vs London+18.3%
Price vs London-12.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
18
Local approval rate
58%
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)
30
Largest scheme
20 homes · CEDAR HOUSE, 698, CEDAR HOUSE, 698, GREEN LANES, N21 3RE
Pipeline pressure
NONE

Named schemes (500m)

CEDAR HOUSE, 698, CEDAR HOUSE, 698, GREEN LANES, N21 3RE20 homes
completed
2B, 2B, BARROWELL GREEN, N21 3BA10 homes
completed
2, 2, STONARD ROAD, LONDON, N13 4DP10 homes
completed
5-7, 5-7, HASLEMERE ROAD, N21 3AB10 homes
completed
543, 543, Green Lanes, London, N13 4DR9 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
27.4%
Ward turnout
48%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Maria AlexandrouConservative
Lee ChamberlainConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£456,000)

£10,300

Standard buyer

£1,550

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N13 4EH

Full postcodeN13 4EH
Postcode districtN13
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.627066
Longitude-0.101202
Parliamentary constituencyEdmonton and Winchmore Hill
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