Grange Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63459, -0.09154

N21 2HS— Grange Park, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 29/100Yield 4.76%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
64
Safety
84
Schools
60
Transport
29
Environment
71
Investment
59

The bottom line

N21 2HS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 55 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

N21 2HS

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+3.6% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for N21 2HS

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How N21 2HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Highfield Primary School

Not yet inspected · 7 min walk

KS2: 103.5

—

Secondary

Winchmore School

Not yet inspected · 9 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 · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.7 incidents per 1,000 residents

Better than 63% of London
→ Stable

-33% vs borough

Crime by type

Other26%
Violence & sexual offences22%
Vehicle crime18%
Burglary15%
Anti-social behaviour9%
Theft8%
Robbery2%
Drug offences0%

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 · 1.8km

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area106 m²

EPC breakdown

B
7%
D
1%
E
3%

Based on 11 properties · Confidence: medium

Street mix

Semi 39%Detached 15%Flat 46%

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£265,000
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,438
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+8.1%

Total change

+662%

Market Activity

Price Velocity & Acceleration

Current Velocity

+194.1%

per year

Acceleration

+157.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 13 sales

Property Type Mix

Total: 13 sales

Detached15.4%
Semi-detached38.5%
Flat/maisonette46.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£164k£270k+64.6%1.5
Pre-crash peak2005–2007£460k£499k+8.5%1
Help-to-Buy recovery2015–2016£353k£603k+71.1%2
Brexit uncertainty2017–2018£415k£310k-25.3%1
Pandemic surge2020–2020£425k£425k+0%1
Rate-rise correction2022–2022£1.25m£1.25m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Winchmore Hill→ Moorgate· 5 tph
28 min

Nearby stations

Winchmore HillNational Rail
8 min walk
Enfield Town Rail StationWeaver
26 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
30 min walk
Southgate Underground StationPiccadilly
32 min walk
Silver Street Rail StationWeaver · Greater Anglia
35 min walk
No bus stops within 400m

53

Walkability score

86

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria56 min ↑
Waterloo63 min ↑
Canary Wharf63 min ↑
City ★55 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)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park352m
Santander docks (800m)0
Nearest cycle dock6.7 km

Nearby car parks

🅿️
The Paulin Ground· no
352m
🅿️
Fords Grove Car Park· yes
403m

Connectivity

Broadband and mobile coverage

65%

Full fibre

65%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed331 Mbps
Median download368 Mbps
Superfast coverage65%
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: 11.5 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 6.2 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

WINCHMORE HILL PRACTICE

808 GREEN LANES, WINCHMORE HILL, N21 2SA

3 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

15

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

25

Sports (1km)

1

Convenience

Nearest supermarketWaitrose · 187 m
22 tennis courts1 swimming pools2 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)

166m

Post office

Nearby shops

Tesco Express216 m
Broadway Food & Wine417 m
Artismo460 m
Nick's Bakery & Patisserie467 m

Nearby cafes

Limes Cafe82 m
Raphi & Flo156 m
Coffee Break376 m
La Rocca436 m

Nearby restaurants

Peking Chef90 m
Delicious Kebab152 m
Punto154 m
Osaka158 m

Nearby pubs

Little Green Dragon169 m
On Broadway411 m
The Three Wishes442 m
The Queens Head588 m

Nearby gyms

Vicars Moor Lawn Tennis Club218 m
Hazelwood Sports Club456 m

Nearby pharmacies

Lamis789 m

Nearby health

Green Lanes Surgery & Pharmacy240 m
North London Hospice Winchmore Hill1.1 km
Food hygiene (5-star)54% of 71

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

A

High street health

Registered businesses

QUADRANT STORAGE TECHNOLOGIES LTD

Investment

Investment grade, yield and market outlook

59

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 score21/100
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

39.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,451m
Crossrail 2 route5,630m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,522 nationally

1,852

Est. population

6,380/km²

59%

Employed

46%

Degree educated

£43,500

Median income

4.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

53

Community stability

Age profile

20%
18%
22%
22%
19%
Under 1820%
18–3418%
35–4922%
50–6422%
65+19%

Tenure

38%
37%
23%
Own outright38%
Own (mortgage)37%
Private rent23%
Social rent1%
Shared ownership0%

Ethnicity

39%
24%
14%
White British39%
White Other24%
Asian12%
Black6%
Mixed5%
Other14%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine15%
No car household18%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent23%
Social rent1%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
13
Local approval rate
78%
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)
11
Largest scheme
86 homes · HALLIWICK COLLEGE, HALLIWICK COLLEGE, BUSH HILL ROAD, N21
Pipeline pressure
NONE

Named schemes (500m)

FIRS HALL, 890 & R/O 870 & 884, FIRS HALL, 890 & R/O 870 & 884, GREEN LANES, N2126 homes
completed
Riverview (BUNGALOW & GARAGES ADJOINING), 25, Riverview (BUNGALOW & GARAGES ADJOINING), 25, RIVER BANK, N21 2AB14 homes
completed
CENTURY HOUSE, 814, CENTURY HOUSE, 814, GREEN LANES, N2113 homes
completed
889, 889, Green Lanes, London, N21 2QP9 homes
completed
792, 792, Green Lanes, N21 2SH8 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 2HS

Full postcodeN21 2HS
Postcode districtN21
BoroughLondon Borough of Enfield
WardGrange Park
Latitude51.634589
Longitude-0.091538
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
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Mail
Food Standards
Agency
Ofcom
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Office
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