Winchmore Hill · Enfield · Edmonton and Winchmore Hill constituency · 51.63192, -0.09945

N21 3NU— Winchmore Hill, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 35/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
80
Schools
90
Transport
35
Environment
60
Investment
47

The bottom line

N21 3NU 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: 55 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 3NU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+18.3% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for N21 3NU

🛡️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 3NU 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 · 4 min walk

KS2: 104.1

—

Secondary

Winchmore School

Not yet inspected · 8 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 · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.3 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-2% vs borough

Crime by type

Other24%
Anti-social behaviour22%
Vehicle crime18%
Violence & sexual offences17%
Burglary8%
Theft6%
Drug offences3%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southgate Fire Station · 1.9km

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,604/m²
Price per ft²£614/ft²
Avg floor area122.8 m²

EPC breakdown

C
7%
D
20%
E
8%
F
1%

Based on 36 properties · Confidence: high

Street mix

Semi 35%Terraced 3%Flat 60%Other 2%

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£307,000
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 EAnnual charge £2,438
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.4%

Total change

+391%

Market Activity

Price Velocity & Acceleration

Current Velocity

-68.3%

per year

Acceleration

-267.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached34.8%
Terraced3%
Flat/maisonette62.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£405k+440%2.7
Post-dot-com plateau2001–2004£143k£241k+68.9%3.8
Pre-crash peak2005–2007£293k£200k-31.6%3
GFC & correction2008–2011£710k£406k-42.9%1.2
Help-to-Buy recovery2013–2016£554k£673k+21.6%2.3
Brexit uncertainty2017–2019£367k£550k+49.9%1
Pandemic surge2020–2021£923k£1.11m+19.9%2.5
Rate-rise correction2022–2023£580k£388k-33.2%1.5
Current market2024–2025£1.16m£368k-68.3%1.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Weakest performer

Semi-detached

-0.1% alpha

Flat/maisonette+1.4% α
Local
8.2%
District
6.8%
Semi-detached-0.1% α
Local
6.2%
District
6.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
Trend Position100

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

Nearby stations

Winchmore HillNational Rail
3 min walk
Southgate Underground StationPiccadilly
25 min walk
Enfield Town Rail StationWeaver
33 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
35 min walk
Oakwood Underground StationPiccadilly
36 min walk
No bus stops within 400m

41

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria56 min ↑
Waterloo63 min ↑
Canary Wharf63 min ↑
City ★55 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park266m
Santander docks (800m)0
Nearest cycle dock6.5 km

Nearby car parks

🅿️
Salisbury Arms Car Park· no
266m
🅿️
Fords Grove Car Park· yes
398m
🅿️
The Paulin Ground· no
766m

Connectivity

Broadband and mobile coverage

98%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed448 Mbps
Median download429 Mbps
Superfast coverage98%
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: 11.1 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 6.2 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

7 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 · 909 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

21

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

5

Convenience

Nearest supermarketWaitrose · 536 m
6 tennis courts4 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

464m

Post office

Nearby shops

Broadway234 m
Cherry's Newsagents237 m
Nick's Bakery & Patisserie238 m
Jardin's Food & Wine248 m

Nearby cafes

Il Falcone230 m
Cafe Brunello's233 m
La Rocca248 m
Winchmore Hill Cafe249 m

Nearby restaurants

Agatha's Fish Bar and KebabHouse201 m
La Nostra240 m
Spice of India254 m
Roti and Spice254 m

Nearby pubs

The Queens Head145 m
The Three Wishes246 m
On Broadway257 m
The Salisbury Arms271 m

Nearby gyms

Vicars Moor Lawn Tennis Club696 m
Brackendale Lawn Tennis Club746 m

Nearby health

Green Lanes Surgery & Pharmacy398 m
Onthehill426 m
North London Hospice Winchmore Hill909 m
Smile Lounge1.1 km
Food hygiene (5-star)52% of 82

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

55 COMPTON ROAD FREEHOLD COMPANY LIMITED
BENAHOL LIMITED
KARACAOGLAN LTD
KILER LTD
KIMYA CARE LTD

+5 more

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 score23/100
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

55.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,142m
Crossrail 2 route5,609m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,551 nationally

1,659

Est. population

7,721/km²

63%

Employed

56%

Degree educated

£49,700

Median income

3.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

24%
15%
24%
20%
16%
Under 1824%
18–3415%
35–4924%
50–6421%
65+17%

Tenure

34%
38%
24%
Own outright34%
Own (mortgage)38%
Private rent24%
Social rent3%
Shared ownership0%

Ethnicity

53%
22%
White British53%
White Other22%
Asian7%
Black4%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine11%
No car household17%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent24%
Social rent3%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
14
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
17
Local approval rate
70%
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)
6
Largest scheme
20 homes · CEDAR HOUSE, 698, CEDAR HOUSE, 698, GREEN LANES, N21 3RE
Pipeline pressure
NONE

Named schemes (500m)

CEDAR HOUSE, 698, CEDAR HOUSE, 698, GREEN LANES, N21 3RE20 homes
completed
LAND AT, 23,25 & 27, LAND AT, 23,25 & 27, THE GREEN, N2115 homes
completed
1-27, DUNCAN COURT, 1-27, DUNCAN COURT, GREEN LANES, N21 3RL12 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

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 3NU

Full postcodeN21 3NU
Postcode districtN21
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.631921
Longitude-0.099453
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