Highfield · Enfield · Edmonton and Winchmore Hill constituency · 51.62909, -0.09397

N21 3HL— Highfield, Enfield

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

The family fortress

 

Schools 100%Safety 79/100Transport 23/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
60
Safety
79
Schools
60
Transport
23
Environment
84
Investment
47

The bottom line

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

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N21 3HL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N21 3HL meets your needs.

Location

N21 3HL

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+19.0% vs London avg

Deep-dive guides for N21 3HL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N21 3HL with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How N21 3HL 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 · 1 min walk

KS2: 103.5

—

Secondary

Winchmore School

Not yet inspected · 2 min walk

P8: +0.15A8: 50.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.4 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

+5% vs borough

Crime by type

Violence & sexual offences33%
Other27%
Anti-social behaviour18%
Vehicle crime11%
Burglary5%
Drug offences3%
Theft2%
Robbery1%

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 · 1.7km

Crime is +19% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,238/m²
Price per ft²£487/ft²
Avg floor area78.1 m²

EPC breakdown

C
7%
D
11%
E
1%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 10%Terraced 85%Flat 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£195,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1997–2025 · CAGR

+5.6%

Total change

+363%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.7%

per year

Acceleration

-32.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached10%
Terraced85%
Flat/maisonette5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£88k£88k+0%1
Post-dot-com plateau2004–2004£231k£231k+0%2
Pre-crash peak2006–2006£250k£250k+0%3
GFC & correction2010–2011£239k£295k+23.6%1.5
Help-to-Buy recovery2014–2016£390k£274k-29.7%1
Brexit uncertainty2018–2018£500k£500k+0%1
Pandemic surge2020–2021£395k£500k+26.6%1
Rate-rise correction2023–2023£469k£469k+0%2
Current market2024–2025£520k£407k-21.7%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Terraced-1.1% α
Local
2.7%
District
3.8%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
9 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
29 min walk
Southgate Underground StationPiccadilly
30 min walk
Silver Street Rail StationGreater Anglia · Weaver
31 min walk
Enfield Town Rail StationWeaver
34 min walk
No bus stops within 400m

41

Walkability score

101

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park207m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Fords Grove Car Park· yes
241m
🅿️
The Paulin Ground· no
511m
🅿️
Salisbury Arms Car Park· no
747m

Connectivity

Broadband and mobile coverage

96%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed460 Mbps
Median download435 Mbps
Superfast coverage96%
All operators 5G95%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.9 km away✗ Not Green Belt✗ Not AONB60% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.7 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

6 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 · 467 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

21

Sports (1km)

6

Convenience

Nearest supermarketWaitrose · 694 m
19 tennis courts2 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

Jardin's Food & Wine253 m
Artismo283 m
Broadway294 m
Cherry's Newsagents300 m

Nearby cafes

Winchmore Hill Cafe257 m
Il Falcone289 m
Cafe Brunello's290 m
Starbucks292 m

Nearby restaurants

Roti and Spice267 m
L'Arte275 m
Has Kebab Centre291 m
Monsoon296 m

Nearby pubs

Orange Tree130 m
The Three Wishes321 m
On Broadway345 m
The Queens Head609 m

Nearby gyms

Vicars Moor Lawn Tennis Club825 m
Hazelwood Sports Club1.1 km

Nearby health

Green Lanes Surgery & Pharmacy444 m
North London Hospice Winchmore Hill467 m
Onthehill914 m
Food hygiene (5-star)55% of 73

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

ATHLETE CONNECT LTD
CK CLEANING LIMITED
KIELY CARS LIMITED
TRAIN TO WIN ASSOCIATION

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

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

45.7

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,833m
Crossrail 2 route5,150m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,703 nationally

1,899

Est. population

7,037/km²

62%

Employed

44%

Degree educated

£43,200

Median income

5.3%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

27%
19%
25%
17%
Under 1827%
18–3419%
35–4925%
50–6417%
65+13%

Tenure

30%
33%
25%
Own outright30%
Own (mortgage)33%
Private rent25%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

39%
24%
White British39%
White Other24%
Asian12%
Black9%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine18%
No car household25%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent25%
Social rent12%

vs. London

Income vs London+2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Planning apps (12 months)
19
Planning apps (3 years)
10
Local approval rate
74%
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)
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)

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
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

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

Live in N21 3HL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N21 3HL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Enfield with nearby boroughs:

Enfield vs HaringeyEnfield vs BarnetEnfield vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track N21 3HL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N21 3HL

Full postcodeN21 3HL
Postcode districtN21
BoroughLondon Borough of Enfield
WardHighfield
Latitude51.629089
Longitude-0.093965
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