Grange Park · Enfield · Edmonton and Winchmore Hill constituency · 51.64360, -0.09758

N21 1RF— Grange Park, Enfield

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

The family fortress

 

Schools 100%Safety 84/100Transport 34/100~5% yield · indicativeOnly 3 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
66
Safety
84
Schools
90
Transport
34
Environment
96
Investment
48

The bottom line

N21 1RF 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: 59 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 1RF

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-37.0% vs London avg

Deep-dive guides for N21 1RF

🛡️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 1RF 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 · 12 min walk

KS2: 104.1

—

Secondary

Highlands School

Not yet inspected · Inspected Nov 2024 · 12 min walk

P8: +0.43A8: 54.8

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 53 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.1 incidents per 1,000 residents

Better than 70% of London
→ Stable

-44% vs borough

Crime by type

Vehicle crime23%
Anti-social behaviour21%
Other19%
Burglary16%
Violence & sexual offences16%
Drug offences3%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.5km

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£4,942/m²
Price per ft²£459/ft²
Avg floor area83.2 m²

EPC breakdown

C
26%
D
1%

Based on 27 properties · Confidence: medium

Street mix

Terraced 23%Flat 77%

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£208,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,438
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.1%

Total change

+230%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.9%

per year

Acceleration

+23.44

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £400k–£450k · 75 sales

Property Type Mix

Total: 75 sales

Terraced22.7%
Flat/maisonette77.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£128k£200k+55.9%5.7
Post-dot-com plateau2001–2004£247k£300k+21.5%2.5
Pre-crash peak2006–2007£330k£268k-18.8%3
GFC & correction2008–2012£411k£275k-33.1%1.8
Help-to-Buy recovery2013–2016£350k£432k+23.4%2
Brexit uncertainty2017–2019£512k£530k+3.5%1.5
Pandemic surge2020–2021£282k£530k+87.9%1.5
Rate-rise correction2022–2023£529k£415k-21.5%2.5
Current market2025–2025£423k£423k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Weakest performer

Terraced

-1.9% alpha

Flat/maisonette-0.8% α
Local
4.7%
District
5.5%
Terraced-1.9% α
Local
5.5%
District
7.4%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing0
Trend Position100

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
1 min walk
Enfield Town Rail StationWeaver
20 min walk
Oakwood Underground StationPiccadilly
30 min walk
Southgate Underground StationPiccadilly
31 min walk
Southbury Rail StationGreater Anglia · Weaver
40 min walk
No bus stops within 400m

21

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria60 min ↑
Waterloo67 min ↑
Canary Wharf67 min ↑
City ★59 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park88m
Santander docks (800m)0
Nearest cycle dock7.3 km

Connectivity

Broadband and mobile coverage

95%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed488 Mbps
Median download450 Mbps
Superfast coverage95%
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: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 7.2 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

WINCHMORE HILL PRACTICE

808 GREEN LANES, WINCHMORE HILL, N21 2SA

15 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Cavell Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketWaitrose · 954 m
5 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Card Shop184 m
Grangeway Local Store189 m
M. Peatchey194 m
Wades Hill Butchery1.0 km

Nearby cafes

Coffee at the Grange74 m
Limes Cafe1.0 km
Raphi & Flo1.0 km
Hopper & Bean1.1 km

Nearby restaurants

The Luncharian118 m
The Grange198 m
Grange Park Tandoori211 m
Flavours of Italy977 m

Nearby pubs

The Gryphon Pub115 m
Little Green Dragon956 m
The Kings Head1.1 km
The Queens Head1.2 km

Nearby gyms

Vicars Moor Lawn Tennis Club869 m

Nearby health

Onthehill1.0 km
Food hygiene (5-star)42% of 12

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

ABM INVESTMENT LONDON LTD
ANB INVESTMENT LONDON LTD
ANGELIC LONDON INVESTMENT LTD
BMA INVESTMENT LONDON LTD
CHELUXE PROPERTY INVESTMENT LTD

+4 more

Investment

Investment grade, yield and market outlook

48

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months2

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

17/100

Velocity score

Future outlook

63.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,442m
Crossrail 2 route6,716m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,563 nationally

1,701

Est. population

5,230/km²

54%

Employed

48%

Degree educated

£48,200

Median income

3.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

24%
13%
19%
21%
23%
Under 1824%
18–3413%
35–4919%
50–6421%
65+23%

Tenure

45%
33%
20%
Own outright45%
Own (mortgage)33%
Private rent20%
Social rent2%
Shared ownership0%

Ethnicity

51%
22%
White British51%
White Other22%
Asian9%
Black5%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine13%
No car household18%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent20%
Social rent2%

vs. London

Income vs London+14.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
10
Local approval rate
94%
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)
4
Largest scheme
40 homes · LAND ADJOINING GRANGE PARK STATION, REAR OF 1-69, LAND ADJOINING GRANGE PARK STATION, REAR OF 1-69, CHEYNE WALK, VERA AVENUE (NORTH OF), N21
Pipeline pressure
NONE

Named schemes (500m)

LAND ADJOINING GRANGE PARK STATION, REAR OF 1-69, LAND ADJOINING GRANGE PARK STATION, REAR OF 1-69, CHEYNE WALK, VERA AVENUE (NORTH OF), N2140 homes
completed
102-106, 102-106, GREEN DRAGON LANE, N2121 homes
completed
Land Between , 11-12/13-14, Land Between , 11-12/13-14, Deepdene Court, N214 homes
completed
Land Adjacent 1, Land Adjacent 1, Deepdene Court, London, N21 2NH3 homes
completed
9, Viga Road, N21 1HH2 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 1RF

Full postcodeN21 1RF
Postcode districtN21
BoroughLondon Borough of Enfield
WardGrange Park
Latitude51.643598
Longitude-0.097577
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