Winchmore Hill · Enfield · Edmonton and Winchmore Hill constituency · 51.63125, -0.10107

N21 3PL— Winchmore Hill, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 37/100Yield 4.76%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
80
Schools
90
Transport
37
Environment
57
Investment
59

The bottom line

N21 3PL 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: 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 3PL

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 3PL

🛡️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 3PL 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 · 5 min walk

KS2: 104.1

—

Secondary

Winchmore School

Not yet inspected · 9 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

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 +11% above London average

Property

Prices, sales volume and market trends

Avg floor area105 m²

EPC breakdown

D
4%
E
3%

Based on 7 properties · Confidence: low

Street mix

Semi 39%Terraced 15%Flat 46%

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£262,500
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)
GlazingPartial double glazing
Council tax band Band EAnnual charge £2,438
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+12.1%

Total change

+1630%

Market Activity

Price Velocity & Acceleration

Current Velocity

+205.0%

per year

Acceleration

+245.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached41.7%
Terraced16.7%
Flat/maisonette41.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£71k£71k+0%1
Post-dot-com plateau2001–2004£290k£570k+96.6%1.2
Pre-crash peak2005–2005£165k£165k+0%1
GFC & correction2011–2012£290k£675k+132.8%1
Brexit uncertainty2018–2018£400k£400k+0%1
Pandemic surge2021–2021£1.22m£1.22m+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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

Nearby stations

Winchmore HillNational Rail
4 min walk
Southgate Underground StationPiccadilly
23 min walk
Enfield Town Rail StationWeaver
34 min walk
Arnos Grove Underground StationPiccadilly
35 min walk
Oakwood Underground StationPiccadilly
35 min walk
No bus stops within 400m

35

Walkability score

40

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 park211m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Salisbury Arms Car Park· no
211m
🅿️
Fords Grove Car Park· yes
503m

Connectivity

Broadband and mobile coverage

100%

Full fibre

75%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed400 Mbps
Median download400 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: 11.1 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 61%
Less green space than 83% of London

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

THE WOODBERRY PRACTICE

1 WOODBERRY AVENUE, WINCHMORE HILL, N21 3LE

6 min walk

92%

Recommend GP

92%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

7

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 914 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

13

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketWaitrose · 669 m
5 tennis courts5 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)

599m

Post office

Nearby shops

The Green327 m
Jardin's Food & Wine332 m
Broadway337 m
Cherry's Newsagents343 m

Nearby cafes

Starbucks316 m
Hopper & Bean322 m
Il Falcone329 m
Cafe Brunello's334 m

Nearby restaurants

Agatha's Fish Bar and KebabHouse255 m
Buckle & Vaughan332 m
Going Greek346 m
Roti and Spice350 m

Nearby pubs

The Salisbury Arms234 m
The Queens Head238 m
The Three Wishes360 m
On Broadway378 m

Nearby gyms

Brackendale Lawn Tennis Club615 m
Vicars Moor Lawn Tennis Club828 m

Nearby pharmacies

Walkers Pharmacy1.1 km

Nearby health

Onthehill438 m
Green Lanes Surgery & Pharmacy529 m
North London Hospice Winchmore Hill914 m
Smile Lounge976 m
Food hygiene (5-star)59% of 66

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

18 ST. QUINTIN AVENUE LIMITED
KAZPO CONSULTING LIMITED
NORAVO LTD

Investment

Investment grade, yield and market outlook

59

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

40.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,067m
Crossrail 2 route5,601m

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)
15
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
14
Local approval rate
68%
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)
5
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
REAR OF, 5-13, REAR OF, 5-13, WADES HILL, N2110 homes
completed
5-7, 5-7, HASLEMERE ROAD, N21 3AB10 homes
completed
KING EASTON GARDEN CENTRE, 69, KING EASTON GARDEN CENTRE, 69, STATION ROAD, N21 3NB7 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 3PL

Full postcodeN21 3PL
Postcode districtN21
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.631245
Longitude-0.101071
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
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Mail
Food Standards
Agency
Ofcom
Met
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Ordnance
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