Highfield · Enfield · Edmonton and Winchmore Hill constituency · 51.61678, -0.08750

N13 5ED— Highfield, Enfield

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

The family fortress

 

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
51
Safety
79
Schools
60
Transport
15
Environment
64
Investment
51

The bottom line

N13 5ED 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 5ED

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 5ED

🛡️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 5ED 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 · 5 min walk

P8: -0.25A8: 39.5

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 · 15 min walk

3 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

64

Road safety score

32

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

11

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.7km

Crime is +20% above London average

Property

Prices, sales volume and market trends

Avg floor area55.3 m²

EPC breakdown

C
4%
D
5%
E
1%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 90%Flat 5%Other 5%

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£138,250
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, 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

1996–2023 · CAGR

+3.5%

Total change

+150%

Market Activity

Price Velocity & Acceleration

Current Velocity

+57.9%

per year

Acceleration

+98.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £175k–£200k · 16 sales

Property Type Mix

Total: 16 sales

Terraced93.8%
Flat/maisonette6.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£120k£71k-40.7%1.7
Post-dot-com plateau2001–2004£123k£190k+55.1%1.8
Pre-crash peak2005–2006£320k£322k+0.6%1
GFC & correction2011–2011£190k£190k+0%1
Rate-rise correction2023–2023£300k£300k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-4.7% alpha

Terraced-4.7% α
Local
10.5%
District
15.2%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
White Hart Lane

Nearby stations

Silver Street Rail StationWeaver · Greater Anglia
18 min walk
White Hart Lane Rail StationGreater Anglia · Weaver
22 min walk
White Hart LaneNational Rail
22 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
26 min walk
Wood Green Underground StationPiccadilly
33 min walk
No bus stops within 400m

32

Walkability score

146

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 park393m
Santander docks (800m)0
Nearest cycle dock5.4 km

Connectivity

Broadband and mobile coverage

95%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download458 Mbps
Superfast coverage95%
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: 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: 9.5 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.3 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

2 min walk

70%

Recommend GP

70%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 977 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Dicey Reilly's (715 m)

Nearest supermarketDayi · 1.3 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)

702m

Post office

Nearby shops

Fidan162 m
Nisa Local1.1 km

Nearby restaurants

Caribbean Junction3 m
Amigos13 m
Chutney Express42 m
Top Catering149 m

Nearby pubs

Dicey Reilly's715 m

Nearby pharmacies

Rocky's159 m

Nearby health

Morecambe Surgery128 m
Edmonton Village Dental Practice171 m
North London Hospice Winchmore Hill977 m
Food hygiene (5-star)54% of 26

Business

Local businesses registered here

Active businesses
69
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
40
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

1431 LIMITED
A BARAKU GARDENS LTD
A10 BOILER SPARES LIMITED
ALKO DESIGN AND BUILD LTD
ALKO INVESTMENT LIMITED

+15 more

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 route13,487m
Crossrail 2 route3,738m

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
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
8
Local approval rate
67%
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)
26
Largest scheme
334 homes · LAND AT REAR OF, 29-85, LAND AT REAR OF, 29-85, WILBURY WAY, N18
Pipeline pressure
NONE

Named schemes (500m)

Hailsham Terrace, 12, Great Cambridge Road, N18 1HX7 homes
completed
Winsford Terrace, 36, Great Cambridge Road, N18 1BS6 homes
completed
18, Kendal Gardens, N18 1NF3 homes
completed
65, New Park Avenue, N13 5ND3 homes
completed
6, Kendal Gardens, N18 1NF2 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 5ED

Full postcodeN13 5ED
Postcode districtN13
BoroughLondon Borough of Enfield
WardHighfield
Latitude51.616781
Longitude-0.087504
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