Grange Park · Enfield · Edmonton and Winchmore Hill constituency · 51.64294, -0.10430

N21 1EX— Grange Park, Enfield

Location and area intelligence for N21 1EX, Grange Park, Enfield

The family fortress

 

Schools 100%Safety 88/100Transport 27/100Yield 4.76%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
63
Safety
88
Schools
60
Transport
27
Environment
77
Investment
56

The bottom line

N21 1EX 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: 63 min to city — above average for this zone and 8 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N21 1EX

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+14.8% vs London avg
vs London crime-66.0% vs London avg

Deep-dive guides for N21 1EX

🛡️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 1EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Grange Park Primary School

Not yet inspected · 7 min walk

KS2: 108.0

—

Secondary

Highlands School

Not yet inspected · Inspected Nov 2024 · 9 min walk

P8: +0.43A8: 54.8

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.3 incidents per 1,000 residents

Better than 85% of London
→ Stable

-70% vs borough

Crime by type

Burglary27%
Vehicle crime24%
Violence & sexual offences24%
Anti-social behaviour19%
Other5%
Drug offences0%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.1km

Crime is 66% below London average

Property

Prices, sales volume and market trends

Avg floor area143.5 m²

EPC breakdown

C
2%
D
2%

Based on 4 properties · Confidence: low

Street mix

Detached 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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£358,750
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,882
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+6.4%

Total change

+346%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.7%

per year

Acceleration

-17.34

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£273k£273k+0%2
Post-dot-com plateau2001–2002£400k£570k+42.5%1
Pre-crash peak2007–2007£578k£578k+0%1
Help-to-Buy recovery2013–2013£935k£935k+0%1
Pandemic surge2021–2021£1.15m£1.15m+0%1
Rate-rise correction2022–2022£1.22m£1.22m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Grange Park→ Moorgate· 5 tph
31 min

Nearby stations

Grange ParkNational Rail
6 min walk
Enfield Town Rail StationWeaver
25 min walk
Oakwood Underground StationPiccadilly
25 min walk
Southgate Underground StationPiccadilly
25 min walk
Cockfosters Underground StationPiccadilly
41 min walk
No bus stops within 400m

7

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria64 min ↑
Waterloo71 min ↑
Canary Wharf71 min ↑
City ★63 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

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park311m
Santander docks (800m)0
Nearest cycle dock7.2 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 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: 12.4 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 7.4 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

HIGHLANDS PRACTICE

HIGHLANDS HEALTHCARE CENTRE, 3 FLOREY SQUARE, WINCHMORE HILL, N21 1UJ

7 min walk

78%

Recommend GP

78%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalPriory Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Gryphon Pub (388 m)

Nearest supermarketWaitrose · 1.1 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

643m

Post office

Nearby shops

Grangeway Local Store546 m
M. Peatchey555 m
Card Shop564 m
Wades Hill Butchery886 m

Nearby cafes

Coffee at the Grange509 m
Cafe Venezia636 m
Espresso & Co984 m
Hopper & Bean999 m

Nearby restaurants

The Luncharian407 m
The Grange561 m
Grange Park Tandoori578 m
Village Tandoori655 m

Nearby pubs

The Gryphon Pub388 m
Willow687 m
The Kings Head924 m
The Salisbury Arms1.1 km

Nearby health

Onthehill893 m
Food hygiene (5-star)87% of 15

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ABSOLUTE TAKEOVER(ATO) LIMITED

Investment

Investment grade, yield and market outlook

56

Investment score

Good

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

36.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,371m
Crossrail 2 route6,847m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,865 nationally

1,660

Est. population

3,008/km²

57%

Employed

49%

Degree educated

£48,200

Median income

3.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

23%
19%
21%
25%
Under 1823%
18–3412%
35–4919%
50–6421%
65+25%

Tenure

47%
35%
13%
Own outright47%
Own (mortgage)35%
Private rent13%
Social rent4%
Shared ownership1%

Ethnicity

52%
18%
White British52%
White Other18%
Asian12%
Black5%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine10%
No car household12%
Unemployed2%
No qualifications14%

Housing tenure (Census 2021)

Private rent13%
Social rent4%

vs. London

Income vs London+14.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
11
Local approval rate
73%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
8

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
84 homes · HIGHLANDS HOSPITAL (PART OF), HIGHLANDS HOSPITAL (PART OF), WORLDS END LANE, N21
Pipeline pressure
NONE

Named schemes (500m)

122, 122, GREEN DRAGON LANE, N21 1HA7 homes
completed
107, 107, GREEN DRAGON LANE, N21 1HE3 homes
completed
67 Vera Avenue Grange Park London N21 1EB, N21 1EB3 homes
completed
9, Viga Road, N21 1HH2 homes
completed
51 Eversley Crescent And 151 Green Dragon Lane N21, N212 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
29.3%
Ward turnout
47%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Chris DeyConservative
Andy MilneConservative

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Key facts for N21 1EX

Full postcodeN21 1EX
Postcode districtN21
BoroughLondon Borough of Enfield
WardGrange Park
Latitude51.642943
Longitude-0.104296
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
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