Winchmore Hill · Enfield · Southgate and Wood Green constituency · 51.62650, -0.11167

N13 4LU— Winchmore Hill, Enfield

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

London's quiet achiever

 

Safety 79/100Transport 23/100Yield 4.09%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
50
Safety
79
Schools
—
Transport
23
Environment
77
Investment
53

The bottom line

N13 4LU offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N13 4LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+13.6% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for N13 4LU

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How N13 4LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Monica's RC Primary School

Not yet inspected · 9 min walk

KS2: 107.9

—

Secondary

St Anne's Catholic High School for Girls

Not yet inspected · 15 min walk

P8: +0.65A8: 58.7

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 27 min walk

1 primaries · 0 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

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.2km

Crime is +16% above London average

Property

Prices, sales volume and market trends

Avg floor area92.3 m²

EPC breakdown

C
8%
D
2%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 9%Terraced 36%Flat 52%Other 3%

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£230,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (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

1996–2022 · CAGR

+6.8%

Total change

+453%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.8%

per year

Acceleration

-57.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached9.4%
Terraced37.5%
Flat/maisonette53.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£75k£225k+200%1.2
Post-dot-com plateau2003–2003£310k£310k+0%1
Pre-crash peak2006–2007£125k£326k+160.8%1.5
GFC & correction2010–2012£336k£550k+63.8%2.3
Help-to-Buy recovery2013–2016£500k£417k-16.6%1
Brexit uncertainty2017–2019£425k£755k+77.6%1.7
Pandemic surge2020–2021£475k£600k+26.3%3
Rate-rise correction2022–2022£415k£415k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Weakest performer

Flat/maisonette

-0.3% alpha

Terraced+1.1% α
Local
8.4%
District
7.3%
Flat/maisonette-0.3% α
Local
4.7%
District
5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing7
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
15.3 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Palmers GreenNational Rail
11 min walk
Southgate Underground StationPiccadilly
16 min walk
Arnos Grove Underground StationPiccadilly
23 min walk
Bounds Green Underground StationPiccadilly
29 min walk
Oakwood Underground StationPiccadilly
34 min walk
No bus stops within 400m

16

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★59 min
Waterloo66 min ↑
Canary Wharf69 min ↑
City59 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)

Nearest car park479m
Santander docks (800m)0
Nearest cycle dock5.9 km

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 AONB67% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 6.2 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

GROVELANDS MEDICAL CENTRE

1 GROVELANDS ROAD, PALMERS GREEN, N13 4RJ

8 min walk

74%

Recommend GP

74%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

10

Care homes (1km)

Nearest hospitalPriory Hospital · 771 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

23

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Woodman (462 m)

Nearest supermarketMorrisons · 994 m
9 tennis courts12 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)

756m

Post office

Nearby shops

Pravalia De Acasa657 m
Aroma Patisserie660 m
Broomfield Off Licence807 m
Sainsbury's Local820 m

Nearby cafes

Cafe Cristo659 m
Starfish & Coffee796 m
90 On The Green797 m
The Olive Cafe & Bakery800 m

Nearby restaurants

Aladdin's490 m
Vadi Restaurant655 m
George's Fish Bar663 m
Pinky's669 m

Nearby pubs

The Woodman462 m
The Dog & Duck490 m
The Fox747 m
Troy's Lounge Bar811 m

Nearby gyms

Brackendale Lawn Tennis Club362 m
Broomfield Park outdoor gym873 m
Park View Health Clubs978 m

Nearby pharmacies

Walkers Pharmacy672 m
Alderman's Pharmacy872 m
Palmers Pharmacy938 m
Boots951 m

Nearby health

Smile Lounge607 m
Gillian House Surgery642 m
Priory Hospital771 m
The Smile Studios Palmers Green800 m
Food hygiene (5-star)69% of 13

Business

Local businesses registered here

Active businesses
6
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

E

High street health

Registered businesses

BUSINESS SERVICE PROVISION COMPANY LIMITED
CITYHUB NETWORK LTD
GULTEN HALIL
MARTIAL HERITAGE LIMITED
MENTOR INSURANCE AGENCY LIMITED

+1 more

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 score16/100
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

20.8

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,561m
Crossrail 2 route5,591m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
16
Local approval rate
73%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
49 homes · 1-39, 1-39, PELLIPAR CLOSE, N13 4AE
Pipeline pressure
NONE

Named schemes (500m)

LOWER MINCHENDEN SCHOOL, LOWER MINCHENDEN SCHOOL, FOX LANE, N13 4AR32 homes
completed
AMBERLY HALL, 106, AMBERLY HALL, 106, FOX LANE, N1316 homes
completed
FORMER THAMES WATER DEPOT, FORMER THAMES WATER DEPOT, BOURNE HILL, N1313 homes
completed
3-4 Bourne Hill Close, 3-4 Bourne Hill Close, BOURNE HILL, N13 4LX9 homes
completed
45, 45, Fox Lane, London, N13 4AJ6 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 4LU

Full postcodeN13 4LU
Postcode districtN13
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.626498
Longitude-0.111671
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