Grange Park · Enfield · Edmonton and Winchmore Hill constituency · 51.64086, -0.09508

N21 2EB— Grange Park, Enfield

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

The family fortress

 

Schools 100%Safety 84/100Transport 32/100~5% 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
68
Safety
84
Schools
90
Transport
32
Environment
83
Investment
45

The bottom line

N21 2EB 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 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N21 2EB

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 2EB

🛡️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 2EB 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 · 9 min walk

KS2: 104.1

—

Secondary

Winchmore School

Not yet inspected · 18 min walk

P8: +0.15A8: 50.3

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 · 49 min walk

1 primaries · 0 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Edmonton Fire Station · 2.4km

Crime is 37% 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£4,710/m²
Price per ft²£438/ft²
Avg floor area198.2 m²

EPC breakdown

D
3%
E
3%

Based on 6 properties · Confidence: low

Street mix

Semi 20%Terraced 20%Detached 60%

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 yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£495,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 250 mm loft insulation
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band EAnnual charge £2,438
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+10.9%

Total change

+1525%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.4%

per year

Acceleration

-11.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 10 sales

Property Type Mix

Total: 10 sales

Detached60%
Semi-detached20%
Terraced20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£60k£418k+595.8%1.3
Pre-crash peak2006–2006£565k£565k+0%1
GFC & correction2009–2011£775k£840k+8.4%1
Help-to-Buy recovery2014–2014£957k£957k+0%1
Brexit uncertainty2019–2019£1.02m£1.02m+0%1
Current market2024–2024£975k£975k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
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
3 min walk
Enfield Town Rail StationWeaver
21 min walk
Southgate Underground StationPiccadilly
31 min walk
Oakwood Underground StationPiccadilly
34 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
37 min walk
No bus stops within 400m

26

Walkability score

9

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 park285m
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: 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: 12.2 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 67%
More green space than 97% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 6.9 km

Energy

Solar: 850 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 yield849.6 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

11 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.8 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

36

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Gryphon Pub (333 m)

Nearest supermarketWaitrose · 620 m
12 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

742m

Post office

Nearby shops

M. Peatchey159 m
Grangeway Local Store165 m
Card Shop166 m
Tesco Express852 m

Nearby cafes

Coffee at the Grange277 m
Limes Cafe664 m
Raphi & Flo713 m
Hopper & Bean891 m

Nearby restaurants

Grange Park Tandoori139 m
The Grange154 m
The Luncharian308 m
Flavours of Italy646 m

Nearby pubs

The Gryphon Pub333 m
Little Green Dragon605 m
The Kings Head895 m
The Queens Head910 m

Nearby gyms

Vicars Moor Lawn Tennis Club522 m
Hazelwood Sports Club633 m

Nearby health

Onthehill866 m
Green Lanes Surgery & Pharmacy869 m
Food hygiene (5-star)43% of 37

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

THALASSA ESCAPES LTD

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 months0

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

4/100

Velocity score

Future outlook

59.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,140m
Crossrail 2 route6,368m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
11
Local approval rate
95%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

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
82, 82, Old Park Ridings, N21 2ES4 homes
completed
Land Between , 11-12/13-14, Land Between , 11-12/13-14, Deepdene Court, N214 homes
completed
82, 82, Old Park Ridings, N21 2ES3 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 2EB

Full postcodeN21 2EB
Postcode districtN21
BoroughLondon Borough of Enfield
WardGrange Park
Latitude51.640860
Longitude-0.095076
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
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
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