Winchmore Hill · Enfield · Southgate and Wood Green constituency · 51.62358, -0.10824

N13 4LL— Winchmore Hill, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 28/100Yield 4.12%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
59
Safety
79
Schools
60
Transport
28
Environment
57
Investment
50

The bottom line

N13 4LL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £422,500 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 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N13 4LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-18.8% vs London avg
vs London income+13.6% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for N13 4LL

🛡️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 4LL 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 · 9 min walk

KS2: 104.8

—

Secondary

St Anne's Catholic High School for Girls

Not yet inspected · 10 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 · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

75.1 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+2% vs borough

Crime by type

Other24%
Vehicle crime24%
Violence & sexual offences22%
Anti-social behaviour20%
Drug offences5%
Burglary5%
Theft1%
Robbery0%

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 · 1.5km

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£422,500

Median sale price

19% below London median

£422,500 is 19% below the London median (£520,000)

+8.8%

This year

Flat

Dominant type

Price history

5-year change
-11.5%
Sales (24 months)6
New build0.0%
Avg flat£422,500
Price per m²£4,834/m²
Price per ft²£449/ft²
Avg floor area88.8 m²

EPC breakdown

C
14%
D
31%
E
10%
F
1%

Based on 56 properties · Confidence: high

Street mix

Semi 3%Terraced 44%Detached 1%Flat 51%Other 1%

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£8,625
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,300

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

8.9×

Price-to-income

£2,114/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£222,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.1%

Total change

+535%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.4%

per year

Acceleration

+27.37

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 99 sales

Property Type Mix

Total: 99 sales

Detached1%
Semi-detached3%
Terraced44.4%
Flat/maisonette51.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£128k+86.9%4.2
Post-dot-com plateau2001–2004£153k£223k+45.8%3
Pre-crash peak2005–2007£209k£244k+16.5%4.7
GFC & correction2008–2012£430k£219k-49.1%3.8
Help-to-Buy recovery2013–2016£282k£560k+98.7%1
Brexit uncertainty2017–2019£465k£291k-37.4%2
Pandemic surge2020–2021£375k£478k+27.3%5.5
Rate-rise correction2022–2023£920k£435k-52.7%2
Current market2024–2026£506k£435k-14%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Weakest performer

Flat/maisonette

+0% alpha

Terraced+0.5% α
Local
8.1%
District
7.6%
Flat/maisonette+0% α
Local
6.1%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing4
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
19.9 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Palmers GreenNational Rail
8 min walk
Southgate Underground StationPiccadilly
21 min walk
Arnos Grove Underground StationPiccadilly
24 min walk
Bounds Green Underground StationPiccadilly
27 min walk
Wood Green Underground StationPiccadilly
36 min walk
No bus stops within 400m

41

Walkability score

60

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park532m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
700m

Connectivity

Broadband and mobile coverage

87%

Full fibre

87%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed438 Mbps
Median download428 Mbps
Superfast coverage87%
All operators 5G95%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 10.2 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 49%
Less green space than 96% of London

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

7

Dentists within 1km

11

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

16

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

15

Sports (1km)

2

Convenience

Nearest supermarketMorrisons · 685 m
5 tennis courts7 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)

358m

Post office

Nearby shops

Pravalia De Acasa267 m
Aroma Patisserie269 m
Sainsbury's Local430 m
Ellas Bakery589 m

Nearby cafes

Cafe Cristo276 m
The Olive Cafe & Bakery416 m
Kiva421 m
Vaporium454 m

Nearby restaurants

Vadi Restaurant267 m
George's Fish Bar270 m
Pinky's273 m
Aladdin's285 m

Nearby pubs

The Dog & Duck322 m
The Fox353 m
The Alfred Herring478 m
Troy's Lounge Bar601 m

Nearby gyms

Park View Health Clubs626 m
Brackendale Lawn Tennis Club659 m
Broomfield Park outdoor gym715 m

Nearby pharmacies

Walkers Pharmacy275 m
Palmers Pharmacy586 m
Alderman's Pharmacy591 m
Boots604 m

Nearby health

Smile Lounge228 m
Gillian House Surgery242 m
The Smile Studios Palmers Green607 m
North London Health Centre614 m
Food hygiene (5-star)56% of 112

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

ABBEYFIELD HOUSE FREEHOLD LIMITED
CAV TECH LTD
EDU-NEST EDUCATION CONSULTANCY LTD
FILOS CONSTRUCTION LTD
KAL-EL TRADING LIMITED

+10 more

Investment

Investment grade, yield and market outlook

50

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 score20/100
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

53.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,225m
Crossrail 2 route5,189m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,294 nationally

1,678

Est. population

10,014/km²

62%

Employed

48%

Degree educated

£47,700

Median income

5.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

48

Community stability

Age profile

21%
16%
22%
21%
19%
Under 1821%
18–3416%
35–4922%
50–6421%
65+19%

Tenure

32%
29%
26%
Own outright32%
Own (mortgage)29%
Private rent26%
Social rent13%
Shared ownership1%

Ethnicity

38%
26%
White British38%
White Other26%
Asian11%
Black8%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household27%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent26%
Social rent12%

vs. London

Income vs London+13.6%
Price vs London-18.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
25
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
22
Largest scheme
54 homes · Public House, 413, Public House, 413, Green Lanes, N13 4JD
Pipeline pressure
NONE

Named schemes (500m)

Public House, 413, Public House, 413, Green Lanes, N13 4JD54 homes
completed
1-39, 1-39, PELLIPAR CLOSE, N13 4AE49 homes
completed
LOWER MINCHENDEN SCHOOL, LOWER MINCHENDEN SCHOOL, FOX LANE, N13 4AR32 homes
completed
DUMAYNE HOUSE, 1, DUMAYNE HOUSE, 1, FOX LANE, N13 4AB21 homes
completed
FORMER THAMES WATER DEPOT, FORMER THAMES WATER DEPOT, BOURNE HILL, N1313 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£422,500)

£8,625

Standard buyer

£0

First-time buyer

Save £8,625

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 4LL

Full postcodeN13 4LL
Postcode districtN13
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.623583
Longitude-0.108238
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