Winchmore Hill · Enfield · Southgate and Wood Green constituency · 51.62365, -0.10266

N13 5SD— Winchmore Hill, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 26/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
84
Schools
60
Transport
26
Environment
60
Investment
46

The bottom line

N13 5SD 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: high noise levels nearby; 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 5SD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+13.6% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for N13 5SD

🛡️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 5SD 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 10 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

44.4 incidents per 1,000 residents

Better than 67% of London
→ Stable

-40% vs borough

Crime by type

Other28%
Anti-social behaviour22%
Vehicle crime18%
Violence & sexual offences16%
Burglary9%
Drug offences6%
Theft1%
Robbery0%

Road safety

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.9km

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,868/m²
Price per ft²£452/ft²
Avg floor area67.7 m²

EPC breakdown

C
12%
D
8%
E
1%

Based on 21 properties · Confidence: medium

Street mix

Flat 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£169,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+5.4%

Total change

+316%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.2%

per year

Acceleration

-23.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£80k£87k+9%1
Post-dot-com plateau2001–2002£90k£112k+24.4%1
Pre-crash peak2005–2007£160k£195k+21.9%2
GFC & correction2010–2012£210k£235k+11.9%1.3
Help-to-Buy recovery2013–2014£232k£243k+4.7%1
Brexit uncertainty2017–2017£338k£338k+0%2
Pandemic surge2021–2021£325k£325k+0%1
Rate-rise correction2023–2023£313k£313k+0%1
Current market2024–2025£362k£333k-8.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
3.4%
District
4%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
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
Southgate Underground StationPiccadilly line
23.7 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Palmers GreenNational Rail
10 min walk
Southgate Underground StationPiccadilly
25 min walk
Arnos Grove Underground StationPiccadilly
28 min walk
Bounds Green Underground StationPiccadilly
30 min walk
Silver Street Rail StationGreater Anglia · Weaver
33 min walk
No bus stops within 400m

32

Walkability score

47

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park691m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Lodge Drive Car Park· yes
789m

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
NoiseHIGH
road
Noisier 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 AONB12% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.6 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

GILLAN HOUSE SURGERY

457 GREEN LANES, PALMERS GREEN, N13 4BS

3 min walk

82%

Recommend GP

82%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

11

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 718 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

33

Parks (1km)

8

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketMorrisons · 866 m
4 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

407m

Post office

Nearby shops

Pravalia De Acasa215 m
Aroma Patisserie224 m
Sainsbury's Local498 m
Hill Top807 m

Nearby cafes

Cafe Cristo188 m
Kiva485 m
The Olive Cafe & Bakery510 m
Vaporium528 m

Nearby restaurants

Vadi Restaurant210 m
Aladdin's228 m
George's Fish Bar229 m
Pinky's244 m

Nearby pubs

The Dog & Duck253 m
The Fox438 m
The Alfred Herring555 m
Orange Tree764 m

Nearby gyms

Park View Health Clubs745 m
Brackendale Lawn Tennis Club799 m

Nearby pharmacies

Walkers Pharmacy255 m
Palmers Pharmacy713 m
Boots739 m
Alderman's Pharmacy824 m

Nearby health

Smile Lounge195 m
Gillian House Surgery284 m
North London Hospice Winchmore Hill718 m
North London Health Centre852 m
Food hygiene (5-star)51% of 69

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

A

High street health

Registered businesses

AYAN IT LTD
OCHAMARU LTD
RECON FITNESS LIMITED

Investment

Investment grade, yield and market outlook

46

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,224m
Crossrail 2 route4,962m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,423 nationally

1,846

Est. population

15,797/km²

68%

Employed

49%

Degree educated

£47,700

Median income

6.9%

Claimant rate

SuburbanVery high densityEstablished mixed

40

Community stability

Age profile

21%
20%
27%
20%
Under 1821%
18–3420%
35–4927%
50–6420%
65+12%

Tenure

27%
29%
43%
Own outright27%
Own (mortgage)29%
Private rent43%
Social rent1%
Shared ownership0%

Ethnicity

37%
40%
White British38%
White Other40%
Asian4%
Black5%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household28%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent43%
Social rent1%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
17
Local approval rate
58%
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)
35
Largest scheme
54 homes · Public House, 413, Public House, 413, Green Lanes, N13 4JD
Pipeline pressure
NONE

Named schemes (500m)

Ashbourne Lodge, Ashbourne Lodge, Hazelwood Lane, N13 5EX16 homes
completed
2, 2, STONARD ROAD, LONDON, N13 4DP10 homes
completed
543, 543, Green Lanes, London, N13 4DR9 homes
completed
4, 4, BOURNE HILL, LONDON, N13 4LG8 homes
completed
52, Hedge Lane, N13 5SL7 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
27.4%
Ward turnout
48%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
15,300
Constituency
Southgate and Wood Green

Councillors

Maria AlexandrouConservative
Lee ChamberlainConservative

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Key facts for N13 5SD

Full postcodeN13 5SD
Postcode districtN13
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.623655
Longitude-0.102659
Parliamentary constituencySouthgate and Wood Green
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