Highfield · Enfield · Edmonton and Winchmore Hill constituency · 51.62507, -0.09736

N21 3BD— Highfield, Enfield

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

The family fortress

 

Schools 100%Safety 80/100Transport 19/100Yield 4.76%

Best for: Families

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Car-dependent area — limited public transport

Liveability
52
Safety
80
Schools
60
Transport
19
Environment
66
Investment
59

The bottom line

N21 3BD 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 3BD

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 3BD

🛡️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 3BD 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 · 6 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 · 28 min walk

3 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 2.0km

Crime is +5% above London average

Property

Prices, sales volume and market trends

Avg floor area79.2 m²

EPC breakdown

C
11%
D
10%
E
1%

Based on 22 properties · Confidence: medium

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£198,000
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)
RoofPitched, 150 mm loft insulation
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

2009–2023 · CAGR

+7%

Total change

+157%

Market Activity

Price Velocity & Acceleration

Current Velocity

+157.1%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached25%
Terraced75%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2009£203k£203k+0%3
Rate-rise correction2023–2023£522k£522k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
13 min walk
Southgate Underground StationPiccadilly
28 min walk
Silver Street Rail StationWeaver · Greater Anglia
30 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
31 min walk
Arnos Grove Underground StationPiccadilly
33 min walk
No bus stops within 400m

28

Walkability score

75

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 park477m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Fords Grove Car Park· yes
730m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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: 10.4 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 19%
More green space than 86% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.5 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

4 min walk

92%

Recommend GP

92%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

8

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 336 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

7

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Orange Tree (455 m)

Nearest supermarketWaitrose · 1.2 km
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

777m

Post office

Nearby shops

Pravalia De Acasa606 m
Aroma Patisserie614 m
Jardin's Food & Wine644 m
Broadway701 m

Nearby cafes

Starbucks446 m
Cafe Cristo581 m
Winchmore Hill Cafe656 m
Il Falcone689 m

Nearby restaurants

Babinondas185 m
Aladdin's526 m
Vadi Restaurant602 m
George's Fish Bar619 m

Nearby pubs

Orange Tree455 m
The Dog & Duck516 m
The Three Wishes745 m
On Broadway778 m

Nearby pharmacies

Walkers Pharmacy642 m

Nearby health

North London Hospice Winchmore Hill336 m
Smile Lounge594 m
Gillian House Surgery677 m
Green Lanes Surgery & Pharmacy920 m
Food hygiene (5-star)54% of 52

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

HARLANDS OF HULL LTD
HORNSEYS SUPERMARKET LTD
ONEIL CARE SERVICES LIMITED
RHYS D K LIMITED
SERO SOFTWARE LTD

+2 more

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

12.2

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,381m
Crossrail 2 route4,881m

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)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
13
Local approval rate
61%
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)
25
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
2B, 2B, BARROWELL GREEN, N21 3BA10 homes
completed
85, Hedge Lane, N13 5SZ9 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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Compare Enfield with nearby boroughs:

Enfield vs HaringeyEnfield vs BarnetEnfield vs Waltham Forest

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Key facts for N21 3BD

Full postcodeN21 3BD
Postcode districtN21
BoroughLondon Borough of Enfield
WardHighfield
Latitude51.625070
Longitude-0.097355
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