Winchmore Hill · Enfield · Edmonton and Winchmore Hill constituency · 51.62876, -0.11340

N21 3DB— Winchmore Hill, Enfield

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

London's quiet achiever

 

Safety 87/100Transport 21/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
65
Safety
87
Schools
—
Transport
21
Environment
77
Investment
42

The bottom line

N21 3DB offers low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 59 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

N21 3DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+18.3% vs London avg
vs London crime-58.0% vs London avg

Deep-dive guides for N21 3DB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How N21 3DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

St Monica's RC Primary School

Not yet inspected · 10 min walk

KS2: 107.9

—

Secondary

St Anne's Catholic High School for Girls

Not yet inspected · 18 min walk

P8: +0.65A8: 58.7

Childcare

Childcare

Hampden Way Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.6 incidents per 1,000 residents

Better than 81% of London
→ Stable

-63% vs borough

Crime by type

Vehicle crime29%
Violence & sexual offences23%
Anti-social behaviour17%
Other17%
Burglary8%
Robbery6%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 987m

Crime is 58% below 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£9,117/m²
Price per ft²£847/ft²
Avg floor area324.8 m²

EPC breakdown

C
3%
D
2%
E
3%
F
2%

Based on 10 properties · Confidence: medium

Street mix

Detached 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£812,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,325
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+6.6%

Total change

+468%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.2%

per year

Acceleration

-17.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£555k£555k+0%1
Post-dot-com plateau2003–2003£1.10m£1.10m+0%1
Help-to-Buy recovery2014–2016£945k£2.13m+125.9%1.3
Brexit uncertainty2017–2018£1.72m£2.06m+20.1%1
Pandemic surge2020–2020£2.73m£2.73m+0%1
Current market2025–2025£3.15m£3.15m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Southgate Underground StationPiccadilly line
12.7 min walk
Palmers Green→ Moorgate· 5 tph
25 min

Nearby stations

Southgate Underground StationPiccadilly
13 min walk
Palmers GreenNational Rail
15 min walk
Arnos Grove Underground StationPiccadilly
24 min walk
Oakwood Underground StationPiccadilly
31 min walk
Bounds Green Underground StationPiccadilly
32 min walk
No bus stops within 400m

17

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★59 min
Waterloo66 min ↑
Canary Wharf69 min ↑
City59 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)

Nearest car park272m
Santander docks (800m)0
Nearest cycle dock6.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 10.8 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 6.5 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): 1

Landslide susceptibility: Low

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

GROVELANDS MEDICAL CENTRE

1 GROVELANDS ROAD, PALMERS GREEN, N13 4RJ

11 min walk

74%

Recommend GP

74%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalPriory Hospital · 500 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Woodman (267 m)

No restaurants within 800m — nearest: Aladdin's (711 m)

Nearest supermarketDiamond Supermarket · 841 m
10 tennis courts13 swimming pools1 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)

852m

Post office

Nearby shops

Pravalia De Acasa924 m
Aroma Patisserie929 m
Broomfield Off Licence1.0 km
Holtwhites Bakery & Deli1.1 km

Nearby cafes

Bar Cafeteria Cibo858 m
Cafe Cristo923 m
Starfish & Coffee1.0 km
90 On The Green1.0 km

Nearby restaurants

Aladdin's711 m
Browns819 m
Cannons Fish and Chips838 m
Amici842 m

Nearby pubs

The Woodman267 m
The Dog & Duck698 m
The Fox1.0 km
Troy's Lounge Bar1.1 km

Nearby gyms

Brackendale Lawn Tennis Club282 m
Equals Results859 m
Broomfield Park outdoor gym1.1 km

Nearby pharmacies

Walkers Pharmacy943 m
Alderman's Pharmacy1.1 km

Nearby health

Priory Hospital500 m
Smile Lounge871 m
Gillian House Surgery916 m
The Smile Studios Palmers Green1.0 km
Food hygiene (5-star)92% of 12

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

PAREA PROPERTY MANAGEMENT LTD

Investment

Investment grade, yield and market outlook

42

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 score20/100
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

4/100

Velocity score

Future outlook

52.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,819m
Crossrail 2 route5,865m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,676 nationally

1,884

Est. population

3,360/km²

63%

Employed

52%

Degree educated

£49,700

Median income

1.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

65

Community stability

Age profile

21%
15%
21%
20%
23%
Under 1821%
18–3415%
35–4921%
50–6420%
65+23%

Tenure

47%
47%
Own outright47%
Own (mortgage)47%
Private rent6%
Social rent1%
Shared ownership0%

Ethnicity

44%
25%
White British44%
White Other25%
Asian10%
Black2%
Mixed11%
Other9%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine8%
No car household7%
Unemployed2%
No qualifications14%

Housing tenure (Census 2021)

Private rent6%
Social rent1%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
11
Local approval rate
88%
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)
1
Largest scheme
32 homes · LOWER MINCHENDEN SCHOOL, LOWER MINCHENDEN SCHOOL, FOX LANE, N13 4AR
Pipeline pressure
NONE

Named schemes (500m)

LOWER MINCHENDEN SCHOOL, LOWER MINCHENDEN SCHOOL, FOX LANE, N13 4AR32 homes
completed
AMBERLY HALL, 106, AMBERLY HALL, 106, FOX LANE, N1316 homes
completed
FORMER THAMES WATER DEPOT, FORMER THAMES WATER DEPOT, BOURNE HILL, N1313 homes
completed
3-4 Bourne Hill Close, 3-4 Bourne Hill Close, BOURNE HILL, N13 4LX9 homes
completed
113, 113, FOX LANE, N13 4AP5 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 3DB

Full postcodeN21 3DB
Postcode districtN21
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.628764
Longitude-0.113398
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