Highfield · Enfield · Edmonton and Winchmore Hill constituency · 51.62008, -0.09060

N13 5LU— Highfield, Enfield

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

The family fortress

 

Schools 100%Safety 85/100Transport 15/100Yield 4.09%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
53
Safety
85
Schools
60
Transport
15
Environment
70
Investment
51

The bottom line

N13 5LU 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 catch: 54 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N13 5LU

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-45.0% vs London avg

Deep-dive guides for N13 5LU

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N13 5LU 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 · 9 min walk

KS2: 107.1

—

Secondary

Winchmore School

Not yet inspected · 12 min walk

P8: +0.15A8: 50.3

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 · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.7 incidents per 1,000 residents

Better than 74% of London
→ Stable

-52% vs borough

Crime by type

Violence & sexual offences38%
Vehicle crime21%
Burglary13%
Other12%
Anti-social behaviour10%
Drug offences4%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.7km

Crime is 45% below London average

Property

Prices, sales volume and market trends

Avg floor area108.5 m²

EPC breakdown

D
4%

Based on 4 properties · Confidence: low

Street mix

Semi 27%Terraced 64%Flat 9%

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£271,250
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

1998–2023 · CAGR

+6.2%

Total change

+349%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.7%

per year

Acceleration

+11.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached27.3%
Terraced63.6%
Flat/maisonette9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£151k£151k+0%4
Post-dot-com plateau2002–2004£178k£280k+57%1.5
Help-to-Buy recovery2013–2013£355k£355k+0%1
Brexit uncertainty2017–2017£470k£470k+0%1
Pandemic surge2021–2021£537k£537k+0%1
Rate-rise correction2023–2023£675k£675k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
21 min walk
Silver Street Rail StationWeaver · Greater Anglia
22 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
26 min walk
White Hart Lane Rail StationWeaver · Greater Anglia
27 min walk
Bounds Green Underground StationPiccadilly
34 min walk
No bus stops within 400m

9

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★54 min
Waterloo62 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park733m
Santander docks (800m)0
Nearest cycle dock5.7 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: 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: 9.9 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 4.7 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

5 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 · 562 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

56

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Orange Tree (1.1 km)

Nearest supermarketWaitrose · 1.7 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)

633m

Post office

Nearby shops

Fidan532 m

Nearby restaurants

Chutney Express390 m
Caribbean Junction428 m
Amigos431 m
Top Catering522 m

Nearby pubs

Orange Tree1.1 km

Nearby pharmacies

Rocky's530 m

Nearby health

Morecambe Surgery464 m
Edmonton Village Dental Practice539 m
North London Hospice Winchmore Hill562 m
Food hygiene (5-star)39% of 23

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

INSPIRED BRANDS LIMITED

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 route13,841m
Crossrail 2 route4,162m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,267 nationally

1,457

Est. population

11,538/km²

55%

Employed

32%

Degree educated

£35,500

Median income

6.5%

Claimant rate

SuburbanHigh densityMixed

52

Community stability

Age profile

27%
18%
22%
19%
16%
Under 1827%
18–3418%
35–4922%
50–6419%
65+16%

Tenure

35%
35%
23%
Own outright35%
Own (mortgage)35%
Private rent23%
Social rent7%
Shared ownership0%

Ethnicity

21%
30%
14%
13%
19%
White British21%
White Other30%
Asian14%
Black13%
Mixed4%
Other19%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine21%
No car household21%
Unemployed4%
No qualifications26%

Housing tenure (Census 2021)

Private rent23%
Social rent7%

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)
10
Planning apps (3 years)
9
Local approval rate
60%
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)
24
Largest scheme
47 homes · LAND REAR OF, 83-85, LAND REAR OF, 83-85, BARROWELL GREEN, N21 3AU
Pipeline pressure
NONE

Named schemes (500m)

28 & 30, 28 & 30, MYRTLE ROAD, N13 5QX4 homes
completed
3, 3, ENSIGN DRIVE, N13 5AF3 homes
completed
LAND AT 16, LAND AT 16, HAZEL CLOSE, N13 5NJ3 homes
completed
106, 106, THE FAIRWAY, N13 5QL3 homes
completed
40, 40, MUNSTER GARDENS, N13 5DT2 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 5LU

Full postcodeN13 5LU
Postcode districtN13
BoroughLondon Borough of Enfield
WardHighfield
Latitude51.620078
Longitude-0.090601
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