Winchmore Hill · Enfield · Edmonton and Winchmore Hill constituency · 51.62649, -0.09958

N13 4EP— Winchmore Hill, Enfield

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

The family fortress

 

Schools 100%Safety 80/100Transport 21/100Yield 4.09%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
60
Safety
80
Schools
60
Transport
21
Environment
62
Investment
53

The bottom line

N13 4EP 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: 66 min to victoria — 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 4EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+18.3% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for N13 4EP

🛡️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 4EP 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 · 7 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

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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.0km

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area89.3 m²

EPC breakdown

D
7%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 56%Flat 22%Other 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

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£223,250
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)
RoofPitched, 150 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

1995–2021 · CAGR

+10%

Total change

+1092%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.1%

per year

Acceleration

-22.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached71.4%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£60k£60k+0%1
Post-dot-com plateau2001–2001£123k£123k+0%2
GFC & correction2011–2011£375k£375k+0%1
Help-to-Buy recovery2015–2015£563k£563k+0%2
Pandemic surge2021–2021£715k£715k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
10 min walk
Southgate Underground StationPiccadilly
26 min walk
Arnos Grove Underground StationPiccadilly
32 min walk
Silver Street Rail StationGreater Anglia · Weaver
32 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
33 min walk
No bus stops within 400m

29

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria ★66 min
Waterloo73 min ↑
Canary Wharf75 min ↑
City66 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 park333m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Fords Grove Car Park· yes
663m
🅿️
Salisbury Arms Car Park· no
727m

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: 10.5 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

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): 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

1 min walk

92%

Recommend GP

92%

Overall GP experience

4

GPs within 1km

6

Dentists within 1km

8

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 517 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)

12

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Dog & Duck (376 m)

Nearest supermarketWaitrose · 1.1 km
3 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)

788m

Post office

Nearby shops

Jardin's Food & Wine532 m
Broadway587 m
Pravalia De Acasa592 m
Cherry's Newsagents599 m

Nearby cafes

Starbucks300 m
Winchmore Hill Cafe545 m
Cafe Cristo566 m
Il Falcone574 m

Nearby restaurants

Babinondas60 m
Aladdin's402 m
Roti and Spice570 m
Vadi Restaurant587 m

Nearby pubs

The Dog & Duck376 m
Orange Tree385 m
The Three Wishes633 m
On Broadway667 m

Nearby gyms

Brackendale Lawn Tennis Club760 m

Nearby pharmacies

Walkers Pharmacy633 m

Nearby health

North London Hospice Winchmore Hill517 m
Smile Lounge560 m
Gillian House Surgery658 m
Green Lanes Surgery & Pharmacy828 m
Food hygiene (5-star)53% of 62

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

BOAUS LTD
GAE PROPERTY GROUP LIMITED
GENERAL ACCOMMODATION ESTATES LIMITED

Investment

Investment grade, yield and market outlook

53

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

37

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,538m
Crossrail 2 route5,097m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
15
Local approval rate
63%
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)

CEDAR HOUSE, 698, CEDAR HOUSE, 698, GREEN LANES, N21 3RE20 homes
completed
DEPOT & ALLOTMENT SITE, DEPOT & ALLOTMENT SITE, HIGHFIELD ROAD, N2115 homes
completed
2, 2, STONARD ROAD, LONDON, N13 4DP10 homes
completed
5-7, 5-7, HASLEMERE ROAD, N21 3AB10 homes
completed
2B, 2B, BARROWELL GREEN, N21 3BA10 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

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Key facts for N13 4EP

Full postcodeN13 4EP
Postcode districtN13
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.626491
Longitude-0.099579
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
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
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