Winchmore Hill · Enfield · Edmonton and Winchmore Hill constituency · 51.63353, -0.09392

N21 2SB— Winchmore Hill, Enfield

Location and area intelligence for N21 2SB, Winchmore Hill, Enfield

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 31/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
65
Safety
84
Schools
60
Transport
31
Environment
71
Investment
47

The bottom line

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

The catches: very high noise — check proximity to rail lines and 55 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

N21 2SB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for N21 2SB

🛡️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 2SB 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 · 6 min walk

KS2: 103.5

—

Secondary

Winchmore School

Not yet inspected · 7 min walk

P8: +0.15A8: 50.3

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 · 39 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)

1

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.9km

Crime is 24% below London average

Property

2 Jul

Prices, 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

Sales (24 months)2
New build0.0%
Price per m²£5,913/m²
Price per ft²£549/ft²
Avg floor area70 m²

EPC breakdown

B
3%
C
18%

Based on 21 properties · Confidence: medium

Street mix

Flat 96%Other 5%

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£175,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,438
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2025 · CAGR

+2.3%

Total change

+29%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.4%

per year

Acceleration

+8.33

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2015£320k£314k-2%6.5
Brexit uncertainty2019–2019£400k£400k+0%1
Pandemic surge2020–2021£400k£388k-3.1%2
Current market2024–2025£384k£412k+7.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
1.8%
District
2.7%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
6 min walk
Enfield Town Rail StationWeaver
29 min walk
Southgate Underground StationPiccadilly
29 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
31 min walk
Silver Street Rail StationWeaver · Greater Anglia
35 min walk
No bus stops within 400m

56

Walkability score

91

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park254m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Fords Grove Car Park· yes
254m
🅿️
The Paulin Ground· no
415m
🅿️
Salisbury Arms Car Park· no
644m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 6.1 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

1 min walk

88%

Recommend GP

88%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

7

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 955 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

25

Sports (1km)

6

Convenience

Nearest supermarketWaitrose · 200 m
22 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

78m

Post office

Nearby shops

Tesco Express33 m
Broadway Food & Wine220 m
Artismo270 m
Nick's Bakery & Patisserie272 m

Nearby cafes

Raphi & Flo109 m
Coffee Break201 m
Limes Cafe211 m
La Rocca240 m

Nearby restaurants

Greek Eats84 m
Ashoka96 m
Osaka102 m
Punto129 m

Nearby pubs

On Broadway213 m
The Three Wishes246 m
Little Green Dragon348 m
The Queens Head404 m

Nearby gyms

Vicars Moor Lawn Tennis Club339 m
Hazelwood Sports Club654 m

Nearby health

Green Lanes Surgery & Pharmacy51 m
Onthehill662 m
North London Hospice Winchmore Hill955 m
Food hygiene (5-star)54% of 76

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

47

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

8/100

Velocity score

Future outlook

55.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,327m
Crossrail 2 route5,591m

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)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
15
Local approval rate
85%
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)
9
Largest scheme
47 homes · LAND REAR OF, 83-85, LAND REAR OF, 83-85, BARROWELL GREEN, N21 3AU
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
1-27, DUNCAN COURT, 1-27, DUNCAN COURT, GREEN LANES, N21 3RL12 homes
completed
HIGHFIELD PRIMARY SCHOOL, HIGHFIELD PRIMARY SCHOOL, HIGHFIELD ROAD, LONDON, N21 3HE9 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
27.4%
Ward turnout
48%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Maria AlexandrouConservative
Lee ChamberlainConservative

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Key facts for N21 2SB

Full postcodeN21 2SB
Postcode districtN21
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.633531
Longitude-0.093923
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