Winchmore Hill · Enfield · Edmonton and Winchmore Hill constituency · 51.62341, -0.10130

N13 5RW— Winchmore Hill, Enfield

Location and area intelligence for N13 5RW, Winchmore Hill, Enfield

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 25/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
54
Safety
80
Schools
60
Transport
25
Environment
60
Investment
44

The bottom line

N13 5RW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 57 min to city — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N13 5RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.9% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for N13 5RW

🛡️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 5RW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hazelwood Junior School

Not yet inspected · Inspected Nov 2024 · 8 min walk

KS2: 104.8

—

Secondary

St Anne's Catholic High School for Girls

Not yet inspected · 11 min walk

P8: +0.65A8: 58.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.0 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-8% vs borough

Crime by type

Other22%
Anti-social behaviour22%
Vehicle crime19%
Violence & sexual offences18%
Burglary8%
Drug offences5%
Theft4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.0km

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,708/m²
Price per ft²£623/ft²
Avg floor area106.4 m²

EPC breakdown

C
5%
D
12%
E
4%
F
2%

Based on 23 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£266,000
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, 150 mm loft insulation
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

1995–2026 · CAGR

+6.3%

Total change

+557%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.7%

per year

Acceleration

-1.32

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 30 sales

Property Type Mix

Total: 30 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£113k£130k+14.9%2
Post-dot-com plateau2002–2003£265k£325k+22.6%1.5
Pre-crash peak2005–2007£288k£338k+17.2%1.3
GFC & correction2008–2012£390k£335k-14.1%1
Help-to-Buy recovery2013–2014£490k£470k-4.1%2
Brexit uncertainty2019–2019£632k£632k+0%1
Pandemic surge2020–2021£530k£660k+24.5%1
Rate-rise correction2022–2022£650k£650k+0%1
Current market2024–2026£670k£743k+10.9%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
6.3%
District
6.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

36out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing13
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
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Palmers GreenNational Rail
11 min walk
Southgate Underground StationPiccadilly
26 min walk
Arnos Grove Underground StationPiccadilly
29 min walk
Bounds Green Underground StationPiccadilly
30 min walk
Silver Street Rail StationGreater Anglia · Weaver
32 min walk
No bus stops within 400m

29

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria59 min ↑
Waterloo66 min ↑
Canary Wharf68 min ↑
City ★57 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park691m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.2 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.5 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): 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 yield849.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE WOODBERRY PRACTICE

1 WOODBERRY AVENUE, WINCHMORE HILL, N21 3LE

5 min walk

92%

Recommend GP

92%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

9

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 634 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

29

Parks (1km)

8

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Dog & Duck (336 m)

Nearest supermarketMorrisons · 908 m
1 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)

449m

Post office

Nearby shops

Pravalia De Acasa279 m
Aroma Patisserie286 m
Sainsbury's Local533 m
Hill Top853 m

Nearby cafes

Cafe Cristo253 m
Kiva521 m
The Olive Cafe & Bakery550 m
Vaporium562 m

Nearby restaurants

Vadi Restaurant274 m
George's Fish Bar290 m
Pinky's303 m
Aladdin's317 m

Nearby pubs

The Dog & Duck336 m
The Fox484 m
The Alfred Herring588 m
Orange Tree733 m

Nearby gyms

Park View Health Clubs777 m
Brackendale Lawn Tennis Club879 m

Nearby pharmacies

Walkers Pharmacy312 m
Palmers Pharmacy748 m
Boots774 m

Nearby health

Smile Lounge275 m
Gillian House Surgery349 m
North London Hospice Winchmore Hill634 m
Food hygiene (5-star)55% of 55

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

AI BRIGHT CONSTRUCTION LIMITED
EDVIESEL HAIRDRESSER LIMITED
ESEL DIGITAL LIMITED
LA FAMIGLIA MEMA LTD
MICI GROUP LTD

+2 more

Investment

Investment grade, yield and market outlook

44

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
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

33.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,195m
Crossrail 2 route4,884m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,597 nationally

1,911

Est. population

9,812/km²

54%

Employed

36%

Degree educated

£43,200

Median income

6.0%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

23%
19%
21%
22%
16%
Under 1823%
18–3419%
35–4921%
50–6422%
65+16%

Tenure

24%
24%
26%
26%
Own outright24%
Own (mortgage)24%
Private rent26%
Social rent26%
Shared ownership0%
Rent free0%

Ethnicity

30%
23%
20%
White British30%
White Other23%
Asian9%
Black20%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household34%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Social rent26%
Private rent26%

vs. London

Income vs London+2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
15
Local approval rate
63%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
31
Largest scheme
54 homes · Public House, 413, Public House, 413, Green Lanes, N13 4JD
Pipeline pressure
NONE

Named schemes (500m)

2, 2, STONARD ROAD, LONDON, N13 4DP10 homes
completed
2B, 2B, BARROWELL GREEN, N21 3BA10 homes
completed
85, Hedge Lane, N13 5SZ9 homes
completed
543, 543, Green Lanes, London, N13 4DR9 homes
completed
4, 4, BOURNE HILL, LONDON, N13 4LG8 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
27.4%
Ward turnout
48%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Maria AlexandrouConservative
Lee ChamberlainConservative

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Key facts for N13 5RW

Full postcodeN13 5RW
Postcode districtN13
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.623408
Longitude-0.101297
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