Highfield · Enfield · Edmonton and Winchmore Hill constituency · 51.61771, -0.08950

N13 5EA— Highfield, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 15/100Yield 4.09%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
79
Schools
60
Transport
15
Environment
61
Investment
51

The bottom line

N13 5EA 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: 55 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N13 5EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.5% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for N13 5EA

🛡️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 5EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Oakthorpe Primary School

Not yet inspected · 6 min walk

KS2: 107.1

—

Secondary

Lift Aylward

Not yet inspected · 7 min walk

P8: -0.25A8: 39.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.9 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

+6% vs borough

Crime by type

Other25%
Violence & sexual offences23%
Vehicle crime20%
Burglary13%
Anti-social behaviour8%
Drug offences5%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.8km

Crime is +20% above London average

Property

Prices, sales volume and market trends

Avg floor area109.5 m²

EPC breakdown

C
6%
D
9%
E
2%

Based on 17 properties · Confidence: medium

Street mix

Semi 5%Terraced 95%

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£273,750
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, 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

1997–2023 · CAGR

+6.4%

Total change

+398%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.3%

per year

Acceleration

-18.95

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached5.3%
Terraced94.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£118k£178k+51.1%1.2
Post-dot-com plateau2004–2004£250k£250k+0%1
Pre-crash peak2005–2006£250k£303k+21%2.5
GFC & correction2008–2012£373k£280k-24.9%1
Help-to-Buy recovery2014–2015£380k£417k+9.7%1
Pandemic surge2021–2021£535k£535k+0%1
Rate-rise correction2023–2023£585k£585k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
6.4%
District
6.8%

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

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

Silver Street Rail StationWeaver · Greater Anglia
20 min walk
White Hart Lane Rail StationWeaver · Greater Anglia
24 min walk
Winchmore HillNational Rail
25 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
27 min walk
Wood Green Underground StationPiccadilly
33 min walk
No bus stops within 400m

26

Walkability score

118

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria ★55 min
Waterloo62 min ↑
Canary Wharf71 min ↑
City60 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park550m
Santander docks (800m)0
Nearest cycle dock5.5 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 waterLOW
Low
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.6 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.5 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

MORECAMBE SURGERY

1 MORECAMBE TERRACE, GREAT CAMBRIDGE ROAD, UPPER EDMONTON, N18 1LA

3 min walk

70%

Recommend GP

70%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 836 m
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

47

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketDayi · 1.4 km
6 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

710m

Post office

Nearby shops

Fidan321 m

Nearby restaurants

Chutney Express152 m
Caribbean Junction176 m
Amigos183 m
Top Catering308 m

Nearby pharmacies

Rocky's318 m

Nearby health

Morecambe Surgery264 m
Edmonton Village Dental Practice329 m
North London Hospice Winchmore Hill836 m
Food hygiene (5-star)46% of 28

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

ALBION PLUMBING & HEATING LTD
G SPIRLEA LTD
GI BROTHERS PROPERTY LTD
UK HOMES PROPERTY LTD

Investment

Investment grade, yield and market outlook

51

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 score14/100
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

14.4

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,582m
Crossrail 2 route3,899m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,767 nationally

1,540

Est. population

9,614/km²

55%

Employed

35%

Degree educated

£35,500

Median income

6.0%

Claimant rate

SuburbanHigh densityMixed

52

Community stability

Age profile

22%
19%
20%
21%
18%
Under 1822%
18–3419%
35–4920%
50–6421%
65+18%

Tenure

42%
29%
23%
Own outright42%
Own (mortgage)29%
Private rent23%
Social rent6%

Ethnicity

20%
26%
22%
15%
White British20%
White Other26%
Asian22%
Black11%
Mixed6%
Other15%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household26%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Private rent23%
Social rent6%

vs. London

Income vs London-15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
10
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
29
Largest scheme
29 homes · Oakthorpe Court, 24, Oakthorpe Court, 24, Tile Kiln Lane, London, N13 6BD
Pipeline pressure
NONE

Named schemes (500m)

Oakthorpe Court, 24, Oakthorpe Court, 24, Tile Kiln Lane, London, N13 6BD29 homes
completed
OAKTHORPE COURT, OAKTHORPE COURT, TILE KILN LANE, N1328 homes
completed
Hailsham Terrace, 12, Great Cambridge Road, N18 1HX7 homes
completed
Winsford Terrace, 36, Great Cambridge Road, N18 1BS6 homes
completed
81, North Circular Road, N13 5EQ2 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 5EA

Full postcodeN13 5EA
Postcode districtN13
BoroughLondon Borough of Enfield
WardHighfield
Latitude51.617713
Longitude-0.089501
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