Highfield · Enfield · Edmonton and Winchmore Hill constituency · 51.62108, -0.09485

N13 5BY— Highfield, Enfield

Location and area intelligence for N13 5BY, Highfield, Enfield

London's quiet achiever

 

Safety 83/100Transport 12/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
83
Schools
—
Transport
12
Environment
73
Investment
41

The bottom line

N13 5BY offers 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 and 66 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N13 5BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+2.9% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for N13 5BY

🛡️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 5BY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Oakthorpe Primary School

Not yet inspected · 10 min walk

KS2: 107.1

—

Secondary

Winchmore School

Not yet inspected · 10 min walk

P8: +0.15A8: 50.3

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.0 incidents per 1,000 residents

Better than 63% of London
→ Stable

-32% vs borough

Crime by type

Other27%
Anti-social behaviour21%
Violence & sexual offences19%
Vehicle crime18%
Burglary9%
Drug offences4%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.9km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N13 district median

£425,250

Based on 83 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,116/m²
Price per ft²£475/ft²
Avg floor area112.4 m²

EPC breakdown

C
4%
D
4%
E
3%

Based on 11 properties · Confidence: medium

Street mix

Terraced 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£281,000
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, no insulation (assumed)
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

+6.5%

Total change

+560%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.2%

per year

Acceleration

+0.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 9 sales

Property Type Mix

Total: 9 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£87k£87k+0%1
GFC & correction2008–2008£325k£325k+0%1
Brexit uncertainty2019–2019£500k£500k+0%1
Rate-rise correction2022–2023£574k£577k+0.5%1.5
Current market2024–2025£575k£574k-0.2%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Terraced+1.2% α
Local
0%
District
-1.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position75

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
19 min walk
Silver Street Rail StationGreater Anglia · Weaver
26 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
30 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
30 min walk
Bounds Green Underground StationPiccadilly
32 min walk
No bus stops within 400m

4

Walkability score

8

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

0

Car parks (800m)

0

EV chargers (800m)

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

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed478 Mbps
Median download441 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 waterMEDIUM
Medium
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: 10.0 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 52%
More green space than 97% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.0 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 yield849.7 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

10 min walk

92%

Recommend GP

92%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 464 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Dog & Duck (845 m)

Nearest supermarketWaitrose · 1.6 km
6 tennis courts1 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)

778m

Post office

Nearby shops

Pravalia De Acasa712 m
Aroma Patisserie715 m
Fidan830 m
Jardin's Food & Wine1.1 km

Nearby cafes

Cafe Cristo697 m
Starbucks916 m
Winchmore Hill Cafe1.1 km
Il Falcone1.1 km

Nearby restaurants

Babinondas660 m
Chutney Express671 m
Caribbean Junction701 m
Amigos707 m

Nearby pubs

The Dog & Duck845 m
Orange Tree889 m
The Three Wishes1.2 km
On Broadway1.2 km

Nearby pharmacies

Walkers Pharmacy724 m
Rocky's827 m

Nearby health

North London Hospice Winchmore Hill464 m
Smile Lounge741 m
Morecambe Surgery763 m
Edmonton Village Dental Practice837 m
Food hygiene (5-star)53% of 19

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

ACCURECS LIMITED
PANAYI PROPERTIES LIMITED
SFQ&Q LIMITED

Investment

Investment grade, yield and market outlook

41

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

33.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,941m
Crossrail 2 route4,415m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,035 nationally

1,901

Est. population

7,816/km²

60%

Employed

38%

Degree educated

£43,200

Median income

5.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

21%
17%
24%
19%
18%
Under 1821%
18–3417%
35–4925%
50–6419%
65+19%

Tenure

40%
33%
24%
Own outright40%
Own (mortgage)33%
Private rent24%
Social rent3%
Shared ownership1%

Ethnicity

26%
35%
White British26%
White Other35%
Asian13%
Black9%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine18%
No car household20%
Unemployed3%
No qualifications22%

Housing tenure (Census 2021)

Private rent24%
Social rent3%

vs. London

Income vs London+2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
12
Local approval rate
59%
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
31
Largest scheme
158 homes · CHEQUERS WORKS, CHEQUERS WORKS, CHEQUERS WAY, N13
Pipeline pressure
NONE

Named schemes (500m)

85, Hedge Lane, N13 5SZ9 homes
completed
17, 17, Wentworth Gardens, London, N13 5SW3 homes
completed
45-45B, 45-45B, Madeira Road, N13 5SR3 homes
completed
3, 3, ENSIGN DRIVE, N13 5AF3 homes
completed
54, 54, CRAWFORD GARDENS, N13 5TD2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.9%
Ward turnout
35%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Tim LeaverLabour
Nia StevensLabour

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Key facts for N13 5BY

Full postcodeN13 5BY
Postcode districtN13
BoroughLondon Borough of Enfield
WardHighfield
Latitude51.621082
Longitude-0.094850
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