Highfield · Enfield · Edmonton and Winchmore Hill constituency · 51.62172, -0.09851

N13 5SP— Highfield, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 20/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
54
Safety
83
Schools
60
Transport
20
Environment
60
Investment
41

The bottom line

N13 5SP 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: 66 min to victoria — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N13 5SP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N13 5SP meets your needs.

Location

N13 5SP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.9% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for N13 5SP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N13 5SP with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How N13 5SP 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 · 7 min walk

KS2: 104.8

—

Secondary

Winchmore School

Not yet inspected · 11 min walk

P8: +0.15A8: 50.3

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 · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.0 incidents per 1,000 residents

Better than 63% of London
→ Stable

-32% vs borough

Crime by type

Other27%
Anti-social behaviour21%
Violence & sexual offences19%
Vehicle crime18%
Burglary9%
Drug offences4%
Theft1%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Edmonton Fire Station · 2.1km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,932/m²
Price per ft²£458/ft²
Avg floor area109.7 m²

EPC breakdown

C
2%
E
1%

Based on 3 properties · Confidence: low

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£274,250
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, 200 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

1995–2025 · CAGR

+5.3%

Total change

+366%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.9%

per year

Acceleration

+4.60

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£117k£140k+19.7%1
Brexit uncertainty2018–2018£550k£550k+0%1
Current market2024–2025£535k£545k+1.9%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

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

16

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria ★66 min
Waterloo73 min ↑
Canary Wharf75 min ↑
City66 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 park746m
Santander docks (800m)0
Nearest cycle dock5.8 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: 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: 10.0 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.2 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

ENFIELD SOUTH WEST PCN

1 WOODBERRY AVENUE, N21 3LE

8 min walk

92%

Recommend GP

92%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 552 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

45

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Fox (574 m)

Nearest supermarketMorrisons · 949 m
2 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)

536m

Post office

Nearby shops

Pravalia De Acasa451 m
Aroma Patisserie453 m
Sainsbury's Local590 m
Jardin's Food & Wine1.0 km

Nearby cafes

Cafe Cristo435 m
Kiva581 m
Vaporium611 m
The Olive Cafe & Bakery618 m

Nearby restaurants

Vadi Restaurant449 m
George's Fish Bar455 m
Pinky's460 m
Babinondas532 m

Nearby pubs

The Fox574 m
The Dog & Duck605 m
The Alfred Herring631 m
Orange Tree837 m

Nearby gyms

Park View Health Clubs798 m

Nearby pharmacies

Walkers Pharmacy464 m
Palmers Pharmacy780 m
Boots806 m

Nearby health

Smile Lounge478 m
Gillian House Surgery507 m
North London Hospice Winchmore Hill552 m
Food hygiene (5-star)50% of 38

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

41

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 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

36.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,008m
Crossrail 2 route4,618m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,035 nationally

1,901

Est. population

7,816/km²

60%

Employed

38%

Degree educated

£43,200

Median income

5.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

21%
17%
24%
19%
18%
Under 1821%
18–3417%
35–4925%
50–6419%
65+19%

Tenure

40%
33%
24%
Own outright40%
Own (mortgage)33%
Private rent24%
Social rent3%
Shared ownership1%

Ethnicity

26%
35%
White British26%
White Other35%
Asian13%
Black9%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine18%
No car household20%
Unemployed3%
No qualifications22%

Housing tenure (Census 2021)

Private rent24%
Social rent3%

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)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
15
Local approval rate
71%
Borough approval rate
74%
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)
33
Largest scheme
47 homes · LAND REAR OF, 83-85, LAND REAR OF, 83-85, BARROWELL GREEN, N21 3AU
Pipeline pressure
NONE

Named schemes (500m)

543, 543, Green Lanes, London, N13 4DR9 homes
completed
85, Hedge Lane, N13 5SZ9 homes
completed
52, Hedge Lane, N13 5SL7 homes
completed
560, 560, Green Lanes, London, N13 5SA4 homes
completed
45-45B, 45-45B, Madeira Road, N13 5SR3 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

Live in N13 5SP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N13 5SP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Enfield with nearby boroughs:

Enfield vs HaringeyEnfield vs BarnetEnfield vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track N13 5SP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N13 5SP

Full postcodeN13 5SP
Postcode districtN13
BoroughLondon Borough of Enfield
WardHighfield
Latitude51.621717
Longitude-0.098507
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