The bottom line
N21 2PP 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: 65 min to victoria — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how N21 2PP scores on each.
Toggle a question above to see how N21 2PP meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N21 2PP
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Postcode Personality
“The family fortress”
How N21 2PP has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Firs Farm Primary School
Not yet inspected · Inspected Oct 2024 · 8 min walk
KS2: 105.1
Secondary
Winchmore School
Not yet inspected · 6 min walk
100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km
Childcare
Childcare
Rowland Hill Nursery School
Outstanding · 33 min walk
3 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
52.7 incidents per 1,000 residents
-29% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
1
Incidents (1yr)
1
Incidents (5yr)
Nearest station: Edmonton Fire Station · 1.2km
Crime is 19% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 2 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
EPC breakdown
Based on 39 properties · Confidence: high
Street mix
LHA rates — Outer North East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1995–2026 · CAGR
+4.5%
Total change
+288%
Market Activity
Price Velocity & Acceleration
Current Velocity
-50.0%
per year
Acceleration
-52.21
change in velocity
Market State
Downturn
Price Distribution
P25: £400k–£450k · P75: £175k–£200k · 52 sales
Property Type Mix
Total: 52 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–1999 | £90k | £121k | +35.2% | 2.6 |
| Post-dot-com plateau | 2001–2004 | £164k | £220k | +34.1% | 2.2 |
| Pre-crash peak | 2005–2006 | £312k | £327k | +4.6% | 3.5 |
| GFC & correction | 2008–2012 | £313k | £470k | +50.2% | 1.5 |
| Help-to-Buy recovery | 2013–2015 | £314k | £559k | +78.3% | 1.5 |
| Brexit uncertainty | 2017–2017 | £568k | £568k | +0% | 3 |
| Pandemic surge | 2020–2021 | £325k | £375k | +15.4% | 3 |
| Rate-rise correction | 2022–2022 | £680k | £680k | +0% | 3 |
| Current market | 2024–2026 | £695k | £348k | -50% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+0.1% alpha
Weakest performer
Terraced
-1.5% alpha
CAGR over 25yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
11
Walkability score
15
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
3
Car parks (800m)
0
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
97%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Reservoirs SSSI — 5.5 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
WINCHMORE HILL PRACTICE
808 GREEN LANES, WINCHMORE HILL, N21 2SA
9 min walk
88%
Recommend GP
88%
Overall GP experience
1
GPs within 1km
2
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
59
Parks (1km)
0
Restaurants (800m)
0
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
21
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Orange Tree (681 m)
No restaurants within 800m — nearest: Monsoon (701 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
1
Libraries (1km)
0
Cinemas (2km)
855m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
+1 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
45
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
34.7
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 5/10
Around average
Index of Multiple Deprivation
Rank: 14,690 nationally
1,480
Est. population
3,589/km²
56%
Employed
34%
Degree educated
£43,200
Median income
4.3%
Claimant rate
56
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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