Highfield · Enfield · Edmonton and Winchmore Hill constituency · 51.62638, -0.09727

N21 3BA— Highfield, Enfield

Location and area intelligence for N21 3BA, Highfield, Enfield

The family fortress

 

Schools 100%Safety 80/100Transport 20/100Yield 4.76%

Best for: Families

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Car-dependent area — limited public transport

Liveability
52
Safety
80
Schools
60
Transport
20
Environment
64
Investment
59

The bottom line

N21 3BA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 66 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N21 3BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.9% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for N21 3BA

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N21 3BA 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 · 5 min walk

KS2: 103.5

—

Secondary

Winchmore School

Not yet inspected · 5 min walk

P8: +0.15A8: 50.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.0 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-8% vs borough

Crime by type

Other22%
Anti-social behaviour22%
Vehicle crime19%
Violence & sexual offences18%
Burglary8%
Drug offences5%
Theft4%
Robbery2%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Edmonton Fire Station · 2.0km

Crime is +5% above London average

Property

Prices, sales volume and market trends

Avg floor area70.3 m²

EPC breakdown

B
6%
C
17%
D
9%
E
1%

Based on 33 properties · Confidence: high

Street mix

Terraced 100%

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£175,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.4%

Total change

+595%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.8%

per year

Acceleration

-9.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 20 sales

Property Type Mix

Total: 20 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£142k+69%1.2
Post-dot-com plateau2002–2003£193k£248k+28.8%2
GFC & correction2011–2012£245k£266k+8.6%1
Help-to-Buy recovery2013–2013£317k£317k+0%2
Brexit uncertainty2017–2019£423k£430k+1.8%1.5
Pandemic surge2021–2021£523k£523k+0%1
Rate-rise correction2022–2022£584k£584k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Terraced+1.3% α
Local
7.9%
District
6.6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
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
11 min walk
Southgate Underground StationPiccadilly
28 min walk
Silver Street Rail StationWeaver · Greater Anglia
31 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
31 min walk
Arnos Grove Underground StationPiccadilly
34 min walk
No bus stops within 400m

30

Walkability score

76

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge67 min ↑
Victoria ★66 min
Waterloo73 min ↑
Canary Wharf75 min ↑
City66 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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park331m
Santander docks (800m)0
Nearest cycle dock6.2 km

Nearby car parks

🅿️
Fords Grove Car Park· yes
592m

Connectivity

Broadband and mobile coverage

100%

Full fibre

71%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed386 Mbps
Median download390 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: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.5 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 34%
More green space than 80% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.6 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

ENFIELD SOUTH WEST PCN

1 WOODBERRY AVENUE, N21 3LE

3 min walk

92%

Recommend GP

92%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

9

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 364 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

7

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketWaitrose · 1.0 km
1 tennis courts1 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)

905m

Post office

Nearby shops

Jardin's Food & Wine499 m
Broadway556 m
Artismo567 m
Cherry's Newsagents567 m

Nearby cafes

Starbucks303 m
Winchmore Hill Cafe510 m
Il Falcone544 m
Cafe Brunello's549 m

Nearby restaurants

Babinondas101 m
Roti and Spice534 m
Aladdin's550 m
L'Arte555 m

Nearby pubs

Orange Tree313 m
The Dog & Duck529 m
The Three Wishes599 m
On Broadway632 m

Nearby pharmacies

Walkers Pharmacy734 m

Nearby health

North London Hospice Winchmore Hill364 m
Smile Lounge673 m
Gillian House Surgery765 m
Green Lanes Surgery & Pharmacy778 m
Food hygiene (5-star)57% of 54

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

BARROWELL GEOCONSULTANTS LTD
CHRISSY 2006 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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

12.4

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,527m
Crossrail 2 route5,002m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,597 nationally

1,911

Est. population

9,812/km²

54%

Employed

36%

Degree educated

£43,200

Median income

6.0%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

23%
19%
21%
22%
16%
Under 1823%
18–3419%
35–4921%
50–6422%
65+16%

Tenure

24%
24%
26%
26%
Own outright24%
Own (mortgage)24%
Private rent26%
Social rent26%
Shared ownership0%
Rent free0%

Ethnicity

30%
23%
20%
White British30%
White Other23%
Asian9%
Black20%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household34%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Social rent26%
Private rent26%

vs. London

Income vs London+2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
12
Local approval rate
62%
Borough approval rate
74%
Historic landfill (400m)
1
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)
23
Largest scheme
47 homes · LAND REAR OF, 83-85, LAND REAR OF, 83-85, BARROWELL GREEN, N21 3AU
Pipeline pressure
NONE

Named schemes (500m)

LAND REAR OF, 83-85, LAND REAR OF, 83-85, BARROWELL GREEN, N21 3AU47 homes
completed
CEDAR HOUSE, 698, CEDAR HOUSE, 698, GREEN LANES, N21 3RE20 homes
completed
DEPOT & ALLOTMENT SITE, DEPOT & ALLOTMENT SITE, HIGHFIELD ROAD, N2115 homes
completed
1-27, DUNCAN COURT, 1-27, DUNCAN COURT, GREEN LANES, N21 3RL12 homes
completed
2B, 2B, BARROWELL GREEN, N21 3BA10 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.9%
Ward turnout
35%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Tim LeaverLabour
Nia StevensLabour

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Key facts for N21 3BA

Full postcodeN21 3BA
Postcode districtN21
BoroughLondon Borough of Enfield
WardHighfield
Latitude51.626382
Longitude-0.097272
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