Highfield · Enfield · Edmonton and Winchmore Hill constituency · 51.62323, -0.09593

N13 5TE— Highfield, Enfield

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

The family fortress

 

Schools 100%Safety 80/100Transport 15/100Yield 4.09%

Best for: Families

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Car-dependent area — limited public transport

Liveability
49
Safety
80
Schools
60
Transport
15
Environment
74
Investment
52

The bottom line

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

The catch: 66 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N13 5TE

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 5TE

🛡️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 5TE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Highfield Primary School

Not yet inspected · 9 min walk

KS2: 103.5

—

Secondary

Winchmore School

Not yet inspected · 8 min walk

P8: +0.15A8: 50.3

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 · 25 min walk

4 primaries · 1 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)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.9km

Crime is +5% above London average

Property

Prices, sales volume and market trends

Avg floor area46.4 m²

EPC breakdown

C
20%
D
13%
E
1%

Based on 34 properties · Confidence: high

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£116,000
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, filled cavity
Roof(another dwelling above)
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

2007–2023 · CAGR

+4.4%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.0%

per year

Acceleration

-39.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£142k£142k+0%1
GFC & correction2008–2008£160k£160k+0%1
Brexit uncertainty2017–2017£247k£247k+0%2
Rate-rise correction2023–2023£284k£284k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.2% alpha

Flat/maisonette+2.2% α
Local
2.4%
District
0.2%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
16 min walk
Silver Street Rail StationWeaver · Greater Anglia
28 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
30 min walk
Southgate Underground StationPiccadilly
30 min walk
Bounds Green Underground StationPiccadilly
33 min walk
No bus stops within 400m

14

Walkability score

43

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

2

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park684m
Santander docks (800m)0
Nearest cycle dock6.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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 AONB57% green spaceTree canopy: 40%
More green space than 98% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.3 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

ENFIELD SOUTH WEST PCN

1 WOODBERRY AVENUE, N21 3LE

7 min walk

92%

Recommend GP

92%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 307 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Orange Tree (648 m)

Nearest supermarketWaitrose · 1.4 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)

757m

Post office

Nearby shops

Pravalia De Acasa632 m
Aroma Patisserie637 m
Jardin's Food & Wine845 m
Broadway902 m

Nearby cafes

Cafe Cristo610 m
Starbucks666 m
Kiva812 m
Winchmore Hill Cafe856 m

Nearby restaurants

Babinondas412 m
Vadi Restaurant628 m
George's Fish Bar640 m
Pinky's649 m

Nearby pubs

Orange Tree648 m
The Dog & Duck663 m
The Fox795 m
The Three Wishes943 m

Nearby pharmacies

Walkers Pharmacy656 m

Nearby health

North London Hospice Winchmore Hill307 m
Smile Lounge641 m
Gillian House Surgery697 m
Green Lanes Surgery & Pharmacy1.1 km
Food hygiene (5-star)54% of 26

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BP ACCOUNTING LTD
CYNASTRO LIMITED
LIMANI ELECTRICAL LTD
RCD HEATING (UK) LIMITED
T&MHOMEIMPROVEMENTS LTD

Investment

Investment grade, yield and market outlook

52

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

9.5

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,179m
Crossrail 2 route4,656m

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)
5
Development activity
medium
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
12
Local approval rate
68%
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)
26
Largest scheme
47 homes · LAND REAR OF, 83-85, LAND REAR OF, 83-85, BARROWELL GREEN, N21 3AU
Pipeline pressure
NONE

Named schemes (500m)

LAND REAR OF, 83-85, LAND REAR OF, 83-85, BARROWELL GREEN, N21 3AU47 homes
completed
2B, 2B, BARROWELL GREEN, N21 3BA10 homes
completed
BARROWELL GREEN CAR PARK, BARROWELL GREEN CAR PARK, BARROWELL GREEN, LONDON, N21 3AU9 homes
completed
85, Hedge Lane, N13 5SZ9 homes
completed
52, Hedge Lane, N13 5SL7 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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Compare Enfield with nearby boroughs:

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Key facts for N13 5TE

Full postcodeN13 5TE
Postcode districtN13
BoroughLondon Borough of Enfield
WardHighfield
Latitude51.623231
Longitude-0.095930
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
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