Winchmore Hill · Enfield · Edmonton and Winchmore Hill constituency · 51.63296, -0.09955
N13 5YE— Winchmore Hill, Enfield Location and area intelligence for N13 5YE, Winchmore Hill, Enfield Top-rated schools set this area apart
Bottom 25% London Schools 100% Safety 90/100 Transport 38/100 Low yield 3.14% ⚠ Knotweed sites nearby
Best for: Families, Owner-occupiers
Top schools, limited transport — ideal for car-owning families
N13 5YE 72 Liveability 90 Safety 38 Transport
Families Schools, safety, green space, family amenities Match: Strong Professionals Commute, connectivity, restaurants, gyms Match: Weak Investors Yield, gentrification, liquidity, pipeline Match: Weak First-time buyers Affordability, mortgage, stamp duty, value Match: Moderate Key facts for N13 5YE Full postcode N13 5YE
Postcode district N13
Borough London Borough of Enfield
Ward Winchmore Hill
Latitude 51.632956
Longitude -0.099554
Parliamentary constituency Edmonton and Winchmore Hill
Country England
Region Greater London
Area Profile & Benchmarks Area identity and London comparisons
Area Identity
Suburban
High Owner occupiers / families
Excellent Neutral Risk: Low
London Benchmarks
vs London income vs London crime Deep-dive guides for N13 5YE
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🎓 School Smart 🔒 Very Safe
“Top-rated schools set this area apart”
Schools 18 Apr Nearest schools and Ofsted ratings
Excellent for families
★ Top school within 1km
★★
Primary
St Paul's CofE Primary School
Good · 2 min walk
KS2: 104.1
—
Secondary
Winchmore School
Not yet inspected · 9 min walk
P8: +0.15 A8: 50.3
100% of local schools rated Good or Outstanding
Childcare
★★★
Childcare
Rowland Hill Nursery School
Outstanding · 39 min walk
2 primaries · 1 secondaries · 0 childcare — within 1km
Safety 5 Jun Crime rates and local incidents
LOW CRIME
2.1 incidents per 1,000 residents
Crime by type
Violence & sexual offences 0%
Crime is 97% below London average
Property Prices, sales volume and market trends
⚠️ Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.
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 fixed 4.58%
5-year fixed 4.32%
SVR 7.25%
Bank of England (monthly average)
Energy & construction
Solar yield 850 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Council tax band Band E Annual charge £2,438
Price growth potential Low
Transport 1 May Public transport accessibility and links
🚇 Southgate Underground Station Piccadilly line
23.4 min walk 🚂 Winchmore Hill → Moorgate · 5 tph
28 min Nearby stations
🚂 Winchmore Hill National Rail
2 min walk 🚇 Southgate Underground Station Piccadilly
24 min walk 🚇 Enfield Town Rail Station Weaver
32 min walk 🚇 Oakwood Underground Station Piccadilly
35 min walk 🚇 Edmonton Green Rail Station Weaver · Greater Anglia
35 min walk 🚌 4 bus routes · 7 stops within 400m · 4 buses/hr peak
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV Car parks, spaces and charging points
Total spaces (800m) 2
Nearest car park 249m
Santander docks (800m) 0
Nearest cycle dock 6.6 km
Nearby car parks
🅿️ Salisbury Arms Car Park · no
249m 🅿️ Fords Grove Car Park · yes
441m 🅿️ The Paulin Ground · no
779m
Environment 22 Apr Flood risk, air quality and noise
Surface water NONE
No assessed surface water flood risk Air quality LOW
NO₂: 24.0 µg/m³ · PM2.5: 10.0 µg/m³ Radon risk LOW
0.5% of local properties affected ULEZ zone · £12.50/day CCZ: 11.3 km away ✗ Not Green Belt ✗ Not AONB 12% green space Tree canopy: 70%
Nearest SSSI: Walthamstow Reservoirs SSSI — 6.3 km
Energy
Solar: 850 kWh/kWp/yr Heat pump: Suitable EPC upgrade: Medium
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Climate Local weather conditions and energy potential
Solar yield 849.7 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
Source: Met Office UK Climate Averages 1991-2020
Health GP, dental and hospital access
WINCHMORE HILL PRACTICE
808 GREEN LANES, WINCHMORE HILL, N21 2SA
5 min walk
Nearest hospital North London Hospice Winchmore Hill · 1.0 km
Nearest A&E WHITTINGTON HEALTH NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68% 74.4%
Amenities Shops, restaurants, parks and more
Nearest supermarket Waitrose · 468 m
6 tennis courts 4 swimming pools 1 sports halls
Nearby shops
The Green 216 m
Broadway Food & Wine 287 m
Nick's Bakery & Patisserie 290 m
Cherry's Newsagents 292 m
Nearby cafes
Hopper & Bean 207 m
Espresso & Co 242 m
La Rocca 287 m
Cafe Brunello's 295 m
Nearby restaurants
Agatha's Fish Bar and KebabHouse 107 m
Buckle & Vaughan 227 m
Going Greek 253 m
The Larder 267 m
Nearby pubs
The Queens Head 32 m
The Salisbury Arms 237 m
On Broadway 285 m
The Three Wishes 288 m
Nearby gyms
Vicars Moor Lawn Tennis Club 623 m
Brackendale Lawn Tennis Club 790 m
Nearby health
Onthehill 337 m
Green Lanes Surgery & Pharmacy 384 m
North London Hospice Winchmore Hill 1.0 km
Food hygiene (5-star) 48% of 75
Business Local businesses registered here
Dissolved (last 12 months) 0
Right-to-buy sales (5yr) 306
High street
E High street health
Investment Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Avg monthly rent £1,450 London avg: £1,950/mo
Gross yield 3.14% (average) London avg: 3.8% Gentrification score 23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition 306
Rental market
Mixed owner / renter Tenant profile
Future outlook
Low-deprivation area
Infrastructure pipeline
Infrastructure score 0/100
Bakerloo Extension route 15,257m
Crossrail 2 route 5,713m
Demographics 22 Apr Population, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 24,551 nationally
1,659
Est. population
7,721/km²
Suburban High density Owner occupiers / families
Employment & lifestyle
Managerial / professional 50%
Routine / semi-routine 11%
No car household 17%
Unemployed 3%
No qualifications 12%
Housing tenure (Census 2021)
Planning Conservation areas and development
Listed buildings (800m) 15
Live planning apps (800m) 2
Major developments (800m) 0
Planning apps (12 months) 10
Planning apps (3 years) 13
CIL rate (residential) £95/m²
Japanese knotweed sites (400m) 5
Housing pipeline (800m)
Largest scheme 20 homes · CEDAR HOUSE, 698, CEDAR HOUSE, 698, GREEN LANES, N21 3RE
Named schemes (500m)
CEDAR HOUSE, 698, CEDAR HOUSE, 698, GREEN LANES, N21 3RE 20 homes
completed LAND AT, 23,25 & 27, LAND AT, 23,25 & 27, THE GREEN, N21 15 homes
completed 1-27, DUNCAN COURT, 1-27, DUNCAN COURT, GREEN LANES, N21 3RL 12 homes
completed REAR OF, 5-13, REAR OF, 5-13, WADES HILL, N21 10 homes
completed 5-7, 5-7, HASLEMERE ROAD, N21 3AB 10 homes
completed
Politics Local councillors and MP
Ward majority Conservative
MP Kate Osamor (Labour (Co-op))
Constituency Edmonton and Winchmore Hill
Councillors
Maria Alexandrou Conservative
Lee Chamberlain Conservative
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The bottom line
N13 5YE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how N13 5YE scores on each.
Do you commute into central London daily? Yes?
Do you have or plan to have school-age children? Yes?
Do you work from home? Yes?
Do you cycle regularly? Yes?
Is noise a dealbreaker for you? Yes?
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Frequently asked questions What borough is N13 5YE in? How good is transport in N13 5YE? What are the schools like near N13 5YE? What is the liveability score for N13 5YE?
Data freshness When each data source was last updated
gp 1 May
cqc 8 May
imd 24 Apr
lha 18 Apr
tfl 1 May
prow 21 Apr
ptal 17 Apr
seed 17 Apr
crime 5 Jun
flood 22 Apr
radon 18 Apr
census 25 Apr
mobile 18 Apr
nhs ae 5 Jun
sports 18 Apr
parking 4 May
schools 1 May
streets 18 Apr
planning 1 Jun
amenities 4 May
buildings 18 Apr
bus stops 4 May
elections 18 Apr
ethnicity 7 Jun
gp survey 18 Apr
green belt 18 Apr
parliament 19 Apr
tfl cycles 2 May
air quality 19 May
bgs geology 18 Apr
councillors 18 Apr
dfe schools 18 Apr
fsa hygiene 1 May
green space 22 Apr
demographics 22 Apr
voa property 24 Apr
bgs landslide 18 Apr
bus frequency 7 Jun
national rail 1 May
rail services 21 Apr
rental market 2 Jun
claimant count 18 Apr
water provider 9 Jun
housing pipeline 18 Apr
population density 18 Apr
Trusted official data sources Office for
National Statistics