Winchmore Hill · Enfield · Edmonton and Winchmore Hill constituency · 51.63507, -0.10283

N21 1BD— Winchmore Hill, Enfield

Location and area intelligence for N21 1BD, Winchmore Hill, Enfield

The family fortress

 

Schools 100%Safety 86/100Transport 38/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
67
Safety
86
Schools
90
Transport
38
Environment
76
Investment
45

The bottom line

N21 1BD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 50 min to city — above average for this zone and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N21 1BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+18.3% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for N21 1BD

🛡️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 N21 1BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Paul's CofE Primary School

Good · Inspected Dec 2023 · 3 min walk

KS2: 104.1

—

Secondary

Winchmore School

Not yet inspected · 13 min walk

P8: +0.15A8: 50.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.5 incidents per 1,000 residents

Better than 77% of London
→ Stable

-56% vs borough

Crime by type

Vehicle crime24%
Anti-social behaviour20%
Other18%
Burglary14%
Violence & sexual offences14%
Drug offences6%
Theft2%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.8km

Crime is 50% 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.

N21 district median

£365,250

Based on 65 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£10,818/m²
Price per ft²£1,005/ft²
Avg floor area73.9 m²

EPC breakdown

C
1%
D
10%
E
2%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 29%Terraced 67%Flat 4%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£184,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,882
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+630%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.7%

per year

Acceleration

+34.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached29.2%
Terraced66.7%
Flat/maisonette4.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£105k£313k+197.6%1.6
Post-dot-com plateau2001–2003£220k£322k+46.1%1.5
Pre-crash peak2005–2007£560k£585k+4.6%1.3
GFC & correction2009–2012£630k£378k-40%1
Help-to-Buy recovery2016–2016£570k£570k+0%3
Pandemic surge2021–2021£530k£530k+0%1
Rate-rise correction2023–2023£553k£553k+0%1
Current market2025–2025£767k£767k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2.8% alpha

Terraced+2.8% α
Local
15%
District
12.2%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Southgate Underground StationPiccadilly line
21 min walk
Winchmore Hill→ Moorgate· 5 tph
28 min

Nearby stations

Winchmore HillNational Rail
2 min walk
Southgate Underground StationPiccadilly
22 min walk
Oakwood Underground StationPiccadilly
31 min walk
Enfield Town Rail StationWeaver
31 min walk
Arnos Grove Underground StationPiccadilly
37 min walk
No bus stops within 400m

29

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria51 min ↑
Waterloo58 min ↑
Canary Wharf60 min ↑
City ★50 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park247m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Salisbury Arms Car Park· no
270m
🅿️
Fords Grove Car Park· yes
755m

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed470 Mbps
Median download438 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: 11.5 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 6.6 km

Energy

Solar: 849 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 yield849.4 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

11 min walk

92%

Recommend GP

92%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalPriory Hospital · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketWaitrose · 614 m
5 tennis courts5 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

628m

Post office

Nearby shops

Wades Hill Butchery25 m
The Green119 m
Broadway Food & Wine602 m
Nick's Bakery & Patisserie614 m

Nearby cafes

Espresso & Co103 m
Hopper & Bean126 m
La Rocca606 m
Cafe Brunello's621 m

Nearby restaurants

Winchmore Tandoori33 m
Samdan73 m
The Larder90 m
Going Greek97 m

Nearby pubs

The Kings Head56 m
The Salisbury Arms232 m
The Queens Head297 m
On Broadway599 m

Nearby gyms

Vicars Moor Lawn Tennis Club731 m
Brackendale Lawn Tennis Club776 m

Nearby health

Onthehill30 m
Green Lanes Surgery & Pharmacy649 m
Food hygiene (5-star)60% of 25

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

1BD COACHING LIMITED
CHURCHILLS 5 DRY CLEANERS LTD
HUDDLE CAFFE LIMITED
MAYBACK HOMES LTD
NEW ROOTS LONDON CIC

+6 more

Investment

Investment grade, yield and market outlook

45

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score21/100
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

59

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,493m
Crossrail 2 route6,029m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,699 nationally

1,541

Est. population

6,217/km²

62%

Employed

51%

Degree educated

£49,700

Median income

1.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

60

Community stability

Age profile

24%
20%
23%
22%
Under 1824%
18–3411%
35–4920%
50–6423%
65+22%

Tenure

46%
38%
Own outright46%
Own (mortgage)38%
Private rent13%
Social rent3%
Rent free0%

Ethnicity

58%
18%
White British57%
White Other18%
Asian11%
Black2%
Mixed4%
Other7%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine9%
No car household14%
Unemployed2%
No qualifications13%

Housing tenure (Census 2021)

Private rent13%
Social rent3%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
17
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
17
Local approval rate
77%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
28 homes · 210-214, 210-214, GREEN LANES, N21 3NA
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 23,25 & 27, LAND AT, 23,25 & 27, THE GREEN, N2115 homes
completed
58, 58, WADES HILL, N2111 homes
completed
REAR OF, 5-13, REAR OF, 5-13, WADES HILL, N2110 homes
completed
Site of, 2, Site of, 2, Paulin Drive, N218 homes
completed
KING EASTON GARDEN CENTRE, 69, KING EASTON GARDEN CENTRE, 69, STATION ROAD, N21 3NB7 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 N21 1BD

Full postcodeN21 1BD
Postcode districtN21
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.635069
Longitude-0.102833
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