Winchmore Hill · Enfield · Edmonton and Winchmore Hill constituency · 51.63327, -0.10198

N21 3BF— Winchmore Hill, Enfield

Location and area intelligence for N21 3BF, Winchmore Hill, Enfield

The family fortress

 

Schools 100%Safety 80/100Transport 39/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
80
Schools
90
Transport
39
Environment
76
Investment
49

The bottom line

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

The catches: 50 min to city — above average for this zone and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N21 3BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+18.3% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for N21 3BF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N21 3BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Paul's CofE Primary School

Good · Inspected Dec 2023 · 3 min walk

KS2: 104.1

—

Secondary

Winchmore School

Not yet inspected · 11 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 · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.2 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-9% vs borough

Crime by type

Anti-social behaviour29%
Other22%
Vehicle crime18%
Violence & sexual offences16%
Burglary9%
Drug offences3%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.8km

Crime is +3% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,255/m²
Price per ft²£581/ft²
Avg floor area127.9 m²

EPC breakdown

C
3%
D
5%

Based on 8 properties · Confidence: low

Street mix

Terraced 80%Detached 20%

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£319,750
Rebuild cost per m²£2,500/m²

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

Construction era2012 onwards
WallsCavity wall, as built, insulated (assumed)
RoofFlat, insulated (assumed)
Heating fuelelectricity (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

2013–2024 · CAGR

+4.8%

Total change

+67%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.9%

per year

Acceleration

+15.95

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 10 sales

Property Type Mix

Total: 10 sales

Detached20%
Terraced80%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2014£480k£628k+30.8%2
Brexit uncertainty2018–2019£718k£730k+1.7%1
Pandemic surge2020–2021£669k£775k+15.8%1
Rate-rise correction2022–2022£728k£728k+0%1
Current market2024–2024£800k£800k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Southgate Underground StationPiccadilly line
21.4 min walk
Winchmore Hill→ Moorgate· 5 tph
28 min

Nearby stations

Winchmore HillNational Rail
1 min walk
Southgate Underground StationPiccadilly
22 min walk
Enfield Town Rail StationWeaver
33 min walk
Oakwood Underground StationPiccadilly
33 min walk
Arnos Grove Underground StationPiccadilly
36 min walk
No bus stops within 400m

33

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria51 min ↑
Waterloo58 min ↑
Canary Wharf60 min ↑
City ★50 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 park105m
Santander docks (800m)0
Nearest cycle dock6.5 km

Nearby car parks

🅿️
Salisbury Arms Car Park· no
105m
🅿️
Fords Grove Car Park· yes
609m

Connectivity

Broadband and mobile coverage

100%

Full fibre

29%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed214 Mbps
Median download219 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: 11.3 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 6.4 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

THE WOODBERRY PRACTICE

1 WOODBERRY AVENUE, WINCHMORE HILL, N21 3LE

8 min walk

92%

Recommend GP

92%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

12

Restaurants (800m)

7

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketWaitrose · 600 m
5 tennis courts5 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

572m

Post office

Nearby shops

The Green94 m
Wades Hill Butchery210 m
Nick's Bakery & Patisserie454 m
Cherry's Newsagents455 m

Nearby cafes

Hopper & Bean90 m
Espresso & Co105 m
Il Falcone453 m
La Rocca455 m

Nearby restaurants

Agatha's Fish Bar and KebabHouse87 m
Buckle & Vaughan98 m
Going Greek112 m
The Larder123 m

Nearby pubs

The Salisbury Arms76 m
The Queens Head156 m
The Kings Head179 m
The Three Wishes455 m

Nearby gyms

Brackendale Lawn Tennis Club671 m
Vicars Moor Lawn Tennis Club745 m

Nearby health

Onthehill205 m
Green Lanes Surgery & Pharmacy552 m
Smile Lounge1.2 km
Food hygiene (5-star)58% of 55

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BLUE LEAF JOURNEYS LTD
DOMIN8 DIGITAL INTERNATIONAL LTD

Investment

Investment grade, yield and market outlook

49

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

44.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,293m
Crossrail 2 route5,827m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,404 nationally

1,770

Est. population

6,076/km²

61%

Employed

48%

Degree educated

£49,700

Median income

5.2%

Claimant rate

SuburbanMedium densityEstablished mixed

40

Community stability

Age profile

22%
20%
23%
20%
15%
Under 1822%
18–3420%
35–4923%
50–6420%
65+15%

Tenure

27%
27%
39%
Own outright27%
Own (mortgage)27%
Private rent39%
Social rent8%
Shared ownership0%

Ethnicity

52%
22%
White British52%
White Other22%
Asian6%
Black6%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine14%
No car household27%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent39%
Social rent8%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
18
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
18
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
28 homes · 210-214, 210-214, GREEN LANES, N21 3NA
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 23,25 & 27, LAND AT, 23,25 & 27, THE GREEN, N2115 homes
completed
58, 58, WADES HILL, N2111 homes
completed
REAR OF, 5-13, REAR OF, 5-13, WADES HILL, N2110 homes
completed
5-7, 5-7, HASLEMERE ROAD, N21 3AB10 homes
completed
Site of, 2, Site of, 2, Paulin Drive, N218 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 3BF

Full postcodeN21 3BF
Postcode districtN21
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.633274
Longitude-0.101983
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
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