Grange Park · Enfield · Edmonton and Winchmore Hill constituency · 51.64440, -0.08334

N21 2BY— Grange Park, Enfield

Location and area intelligence for N21 2BY, Grange Park, Enfield

 

Schools 100%Safety 74/100Transport 21/100Yield 4.76%

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
74
Schools
100
Transport
21
Environment
84
Investment
58

The bottom line

N21 2BY 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 catch: 63 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N21 2BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+14.8% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for N21 2BY

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How N21 2BY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Raglan Infant School

Outstanding · Inspected Jul 2024 · 14 min walk

—

Secondary

Enfield Grammar School

Not yet inspected · 12 min walk

P8: -0.03A8: 48.8

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 · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.3 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 306.7%

-1% vs borough

Crime by type

Other27%
Anti-social behaviour25%
Violence & sexual offences16%
Robbery11%
Vehicle crime7%
Theft6%
Burglary5%
Drug offences2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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 · 2.2km

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area74.6 m²

EPC breakdown

C
1%
D
4%

Based on 5 properties · Confidence: low

Street mix

Terraced 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£186,500
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, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,438
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2018 · CAGR

+9.3%

Total change

+541%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.5%

per year

Acceleration

-21.26

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 16 sales

Property Type Mix

Total: 16 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£73k£148k+103.4%1.7
Post-dot-com plateau2002–2004£189k£220k+16.4%1.3
Pre-crash peak2007–2007£277k£277k+0%2
GFC & correction2008–2008£250k£250k+0%1
Help-to-Buy recovery2014–2014£327k£327k+0%1
Brexit uncertainty2017–2018£428k£468k+9.5%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Terraced+1.3% α
Local
9.2%
District
7.9%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

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
Enfield Town→ Liverpool Street· 4 tph
35 min

Nearby stations

Enfield Town Rail StationWeaver
11 min walk
Enfield TownNational Rail
11 min walk
Southbury Rail StationGreater Anglia · Weaver
27 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
33 min walk
Southgate Underground StationPiccadilly
42 min walk
No bus stops within 400m

35

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria ★63 min
Waterloo70 min ↑
Canary Wharf77 min ↑
City68 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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park497m
Santander docks (800m)0
Nearest cycle dock7.3 km

Nearby car parks

🅿️
Palace Exchange Car Park· yes
676m

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: 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: 12.6 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.3 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 yield849.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE TOWN SURGERY LTD

37 CECIL ROAD, EN2 6TJ

9 min walk

74%

Recommend GP

74%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Michael's Community Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

0

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

28

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Goose at the George (850 m)

No restaurants within 800m — nearest: Oriental Chef (765 m)

Nearest supermarketCo-Operative · 194 m
22 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

2

Libraries (1km)

0

Cinemas (2km)

884m

Post office

Nearby shops

Sainsbury's Local248 m
Costcutters855 m
Grays884 m
S. T. Food & Wine920 m

Nearby cafes

Enfield Town Park Cafe634 m
Dugdale Coffee House704 m
Costa750 m
Muffin Break827 m

Nearby restaurants

Oriental Chef765 m
Istanbul808 m
Pret A Manger832 m
Enfield Tandoori849 m

Nearby pubs

The Goose at the George850 m
King's Head915 m
The Stag969 m
The Taps988 m

Nearby gyms

Enfield Chase Tennis Club346 m
Nuffield Health Fitness & Wellbeing495 m
Enfield Cricket Club565 m
Bush Hill Park Club727 m

Nearby pharmacies

Boots748 m
Superdrug790 m
Lamis843 m
Healthfare936 m

Nearby health

White Lodge Medical Practice1.1 km
Abernethy House Surgery1.1 km
Food hygiene (5-star)67% of 33

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

MPR BUSINESS LTD

Investment

Investment grade, yield and market outlook

58

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 score17/100
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

26.4

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,572m
Crossrail 2 route6,479m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,500 nationally

1,664

Est. population

2,500/km²

57%

Employed

44%

Degree educated

£48,200

Median income

2.9%

Claimant rate

SuburbanLow densityOwner occupiers / families

53

Community stability

Age profile

19%
17%
19%
23%
22%
Under 1819%
18–3417%
35–4919%
50–6423%
65+22%

Tenure

43%
31%
23%
Own outright43%
Own (mortgage)31%
Private rent23%
Social rent3%
Shared ownership0%

Ethnicity

56%
19%
White British56%
White Other19%
Asian8%
Black6%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine13%
No car household22%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent23%
Social rent3%

vs. London

Income vs London+14.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
5
Local approval rate
41%
Borough approval rate
74%
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)
0
Largest scheme
148 homes · TOWER POINT, TOWER POINT, SYDNEY ROAD, EN2
Pipeline pressure
NONE

Named schemes (500m)

Parking Adjacent To Tiptree Drive, EN2 6TY7 homes
completed
Parking adjacent, Parking adjacent, Triptree Drive, EN2 6TY4 homes
completed
107, 107, Park Avenue, EN1 2BD3 homes
completed
5, 5, Quakers Walk, London, N21 2DE2 homes
completed
44 The Orchard Southgate N21 2DH, N21 2DH2 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 2BY

Full postcodeN21 2BY
Postcode districtN21
BoroughLondon Borough of Enfield
WardGrange Park
Latitude51.644401
Longitude-0.083336
Parliamentary constituencyEdmonton and Winchmore Hill
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
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HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
Digital
Companies
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Mail
Food Standards
Agency
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