Winchmore Hill · Enfield · Southgate and Wood Green constituency · 51.62727, -0.10330

N21 3LL— Winchmore Hill, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 26/100Yield 4.76%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
57
Safety
81
Schools
90
Transport
26
Environment
59
Investment
63

The bottom line

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

The catches: 57 min to city — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N21 3LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+13.6% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for N21 3LL

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How N21 3LL 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 · 11 min walk

KS2: 104.1

—

Secondary

Winchmore School

Not yet inspected · 10 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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.3 incidents per 1,000 residents

Better than 52% of London
→ Stable

-16% vs borough

Crime by type

Other26%
Anti-social behaviour21%
Vehicle crime19%
Violence & sexual offences15%
Burglary9%
Drug offences6%
Theft3%
Robbery1%

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 · 1.7km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area91.9 m²

EPC breakdown

C
6%
D
11%
E
1%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Terraced 50%Flat 50%

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£229,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (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

1996–2021 · CAGR

+7.8%

Total change

+561%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.4%

per year

Acceleration

-87.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £150k–£175k · 36 sales

Property Type Mix

Total: 36 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£75k£97k+29.9%1.4
Post-dot-com plateau2001–2004£126k£353k+179.8%1.8
Pre-crash peak2005–2007£176k£382k+117.2%2
GFC & correction2008–2012£380k£408k+7.2%1
Help-to-Buy recovery2014–2015£250k£320k+28%1
Brexit uncertainty2017–2019£515k£384k-25.3%2.3
Pandemic surge2020–2021£635k£493k-22.4%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Weakest performer

Terraced

-0.2% alpha

Flat/maisonette+1.2% α
Local
5.8%
District
4.6%
Terraced-0.2% α
Local
6.3%
District
6.5%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

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
21.3 min walk
Winchmore Hill→ Moorgate· 5 tph
28 min

Nearby stations

Winchmore HillNational Rail
10 min walk
Southgate Underground StationPiccadilly
22 min walk
Arnos Grove Underground StationPiccadilly
30 min walk
Bounds Green Underground StationPiccadilly
33 min walk
Silver Street Rail StationWeaver · Greater Anglia
36 min walk
No bus stops within 400m

22

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria59 min ↑
Waterloo66 min ↑
Canary Wharf68 min ↑
City ★57 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park377m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Salisbury Arms Car Park· no
598m
🅿️
Fords Grove Car Park· yes
792m

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed427 Mbps
Median download417 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: 10.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 5.9 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

THE WOODBERRY PRACTICE

1 WOODBERRY AVENUE, WINCHMORE HILL, N21 3LE

3 min walk

92%

Recommend GP

92%

Overall GP experience

5

GPs within 1km

8

Dentists within 1km

8

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 789 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

30

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketMorrisons · 1.2 km
5 tennis courts6 swimming pools2 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)

759m

Post office

Nearby shops

Pravalia De Acasa560 m
Aroma Patisserie570 m
Jardin's Food & Wine624 m
Broadway668 m

Nearby cafes

Starbucks406 m
Cafe Cristo539 m
Winchmore Hill Cafe636 m
Il Falcone655 m

Nearby restaurants

Aladdin's265 m
Babinondas329 m
Vadi Restaurant554 m
George's Fish Bar575 m

Nearby pubs

The Dog & Duck221 m
Orange Tree553 m
The Salisbury Arms636 m
The Queens Head706 m

Nearby gyms

Brackendale Lawn Tennis Club491 m
Park View Health Clubs1.1 km

Nearby pharmacies

Walkers Pharmacy601 m
Palmers Pharmacy1.1 km
Boots1.1 km

Nearby health

Smile Lounge508 m
Gillian House Surgery609 m
Onthehill854 m
Green Lanes Surgery & Pharmacy911 m
Food hygiene (5-star)56% of 61

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

MASSIAH'S KITCHEN LTD
WULFE COMMERCE LTD

Investment

Investment grade, yield and market outlook

63

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

23.1

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,626m
Crossrail 2 route5,314m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,072 nationally

1,733

Est. population

11,667/km²

66%

Employed

49%

Degree educated

£47,700

Median income

5.3%

Claimant rate

SuburbanHigh densityEstablished mixed

41

Community stability

Age profile

22%
20%
25%
21%
Under 1822%
18–3420%
35–4925%
50–6421%
65+13%

Tenure

23%
34%
40%
Own outright23%
Own (mortgage)34%
Private rent40%
Social rent3%
Shared ownership0%

Ethnicity

38%
34%
White British38%
White Other34%
Asian7%
Black5%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine14%
No car household30%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent40%
Social rent3%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
15
Local approval rate
56%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
18
Largest scheme
49 homes · 1-39, 1-39, PELLIPAR CLOSE, N13 4AE
Pipeline pressure
NONE

Named schemes (500m)

2, 2, STONARD ROAD, LONDON, N13 4DP10 homes
completed
543, 543, Green Lanes, London, N13 4DR9 homes
completed
4, 4, BOURNE HILL, LONDON, N13 4LG8 homes
completed
46A, 46A, STONARD ROAD, N13 4DL5 homes
completed
560, 560, Green Lanes, London, N13 5SA4 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
27.4%
Ward turnout
48%
Election year
2022
MP
Bambos Charalambous (Labour)
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Maria AlexandrouConservative
Lee ChamberlainConservative

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Key facts for N21 3LL

Full postcodeN21 3LL
Postcode districtN21
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.627271
Longitude-0.103303
Parliamentary constituencySouthgate and Wood Green
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