Grange Park · Enfield · Edmonton and Winchmore Hill constituency · 51.64139, -0.09667

N21 2HE— Grange Park, Enfield

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

The family fortress

 

Schools 100%Safety 84/100Transport 34/100Yield 4.76%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
67
Safety
84
Schools
90
Transport
34
Environment
96
Investment
58

The bottom line

N21 2HE 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 2HE

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 2HE

🛡️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 2HE 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 · 10 min walk

KS2: 104.1

—

Secondary

Highlands School

Not yet inspected · Inspected Nov 2024 · 14 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 · 50 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 2.5km

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area82.8 m²

EPC breakdown

B
2%
C
9%
D
8%
E
2%

Based on 21 properties · Confidence: medium

Street mix

Semi 21%Detached 8%Flat 71%

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£207,000
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)
Roof(another dwelling above)
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

1995–2014 · CAGR

+10.3%

Total change

+541%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.0%

per year

Acceleration

-127.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 24 sales

Property Type Mix

Total: 24 sales

Detached8.3%
Semi-detached20.8%
Flat/maisonette70.8%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£108k+56.5%1.2
Post-dot-com plateau2001–2003£143k£173k+20.4%2.3
Pre-crash peak2005–2007£236k£200k-15.3%1
GFC & correction2008–2012£230k£487k+111.5%1.3
Help-to-Buy recovery2014–2014£442k£442k+0%4

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+1.5% alpha

Weakest performer

Flat/maisonette

+1.1% alpha

Semi-detached+1.5% α
Local
11.3%
District
9.8%
Flat/maisonette+1.1% α
Local
7.3%
District
6.2%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing9
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
2 min walk
Enfield Town Rail StationWeaver
21 min walk
Southgate Underground StationPiccadilly
30 min walk
Oakwood Underground StationPiccadilly
32 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
38 min walk
No bus stops within 400m

23

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 park175m
Santander docks (800m)0
Nearest cycle dock7.2 km

Connectivity

Broadband and mobile coverage

91%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed454 Mbps
Median download434 Mbps
Superfast coverage91%
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 AONB100% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 7.0 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

12 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalPriory Hospital · 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

22

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketWaitrose · 700 m
6 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)

820m

Post office

Nearby shops

M. Peatchey71 m
Grangeway Local Store72 m
Card Shop91 m
Wades Hill Butchery840 m

Nearby cafes

Coffee at the Grange187 m
Limes Cafe757 m
Raphi & Flo792 m
Hopper & Bean890 m

Nearby restaurants

The Grange71 m
Grange Park Tandoori72 m
The Luncharian189 m
Flavours of Italy724 m

Nearby pubs

The Gryphon Pub213 m
Little Green Dragon713 m
The Kings Head878 m
The Queens Head934 m

Nearby gyms

Vicars Moor Lawn Tennis Club620 m
Hazelwood Sports Club757 m

Nearby health

Onthehill848 m
Green Lanes Surgery & Pharmacy943 m
Food hygiene (5-star)46% of 24

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

FREE LIMIT CONSULTING LIMITED
PIGGY BELLY LIMITED
SELF WORTH SHIFT LTD
WAYTELL SERVICES LIMITED

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 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

37

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,197m
Crossrail 2 route6,466m

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
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)
22
Planning apps (3 years)
11
Local approval rate
91%
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)
0
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 2HE

Full postcodeN21 2HE
Postcode districtN21
BoroughLondon Borough of Enfield
WardGrange Park
Latitude51.641390
Longitude-0.096672
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