Winchmore Hill · Enfield · Edmonton and Winchmore Hill constituency · 51.63206, -0.10498

N21 3PT— Winchmore Hill, Enfield

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

The family fortress

 

Schools 100%Safety 80/100Transport 36/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
59
Safety
80
Schools
90
Transport
36
Environment
76
Investment
50

The bottom line

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

The catch: 50 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

N21 3PT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+18.3% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for N21 3PT

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N21 3PT 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 · 6 min walk

KS2: 104.1

—

Secondary

Winchmore School

Not yet inspected · 12 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 · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.2 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-9% vs borough

Crime by type

Anti-social behaviour29%
Other22%
Vehicle crime18%
Violence & sexual offences16%
Burglary9%
Drug offences3%
Robbery3%
Theft2%

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 · 1.6km

Crime is +3% above 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£9,920/m²
Price per ft²£922/ft²
Avg floor area176.4 m²

EPC breakdown

B
2%
C
7%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 69%Detached 25%Other 6%

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£441,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofAverage thermal transmittance 0.13 W/m²K
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

1996–2025 · CAGR

+8.5%

Total change

+959%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.9%

per year

Acceleration

-16.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 15 sales

Property Type Mix

Total: 15 sales

Detached26.7%
Semi-detached73.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£164k£540k+230.3%1.5
Post-dot-com plateau2002–2002£830k£830k+0%1
GFC & correction2011–2012£750k£815k+8.7%2
Help-to-Buy recovery2016–2016£840k£840k+0%1
Brexit uncertainty2017–2017£1.30m£1.30m+0%1
Pandemic surge2021–2021£1.07m£1.07m+0%2
Rate-rise correction2022–2022£1.46m£1.46m+0%2
Current market2025–2025£1.73m£1.73m+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.6% alpha

Semi-detached+1.6% α
Local
8.8%
District
7.2%

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

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

Nearby stations

Winchmore HillNational Rail
4 min walk
Southgate Underground StationPiccadilly
20 min walk
Oakwood Underground StationPiccadilly
32 min walk
Arnos Grove Underground StationPiccadilly
33 min walk
Enfield Town Rail StationWeaver
36 min walk
No bus stops within 400m

25

Walkability score

6

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 park145m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Salisbury Arms Car Park· no
145m
🅿️
Fords Grove Car Park· yes
778m

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: 11.2 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 6.4 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

8 min walk

92%

Recommend GP

92%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalPriory Hospital · 922 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

33

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketWaitrose · 845 m
6 tennis courts9 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)

807m

Post office

Nearby shops

The Green306 m
Wades Hill Butchery352 m
Broadway613 m
Jardin's Food & Wine615 m

Nearby cafes

Espresso & Co294 m
Hopper & Bean309 m
Starbucks577 m
Il Falcone607 m

Nearby restaurants

The Larder288 m
Going Greek291 m
Samdan298 m
Buckle & Vaughan300 m

Nearby pubs

The Salisbury Arms173 m
The Kings Head312 m
The Queens Head385 m
The Three Wishes629 m

Nearby gyms

Brackendale Lawn Tennis Club425 m

Nearby pharmacies

Walkers Pharmacy1.1 km

Nearby health

Onthehill344 m
Smile Lounge1.0 km
Gillian House Surgery1.1 km
Food hygiene (5-star)63% of 30

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

AM INVESTMENTS 2026 LLP
BAM CREATIVE LIMITED
H&M ELECTRICAL SERVICES LIMITED
KAH ACCOUNTING SERVICES LIMITED
LUUVO LIMITED

+2 more

Investment

Investment grade, yield and market outlook

50

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

Rental market

High

Demand

Low

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

32.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,161m
Crossrail 2 route5,820m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,404 nationally

1,770

Est. population

6,076/km²

61%

Employed

48%

Degree educated

£49,700

Median income

5.2%

Claimant rate

SuburbanMedium densityEstablished mixed

40

Community stability

Age profile

22%
20%
23%
20%
15%
Under 1822%
18–3420%
35–4923%
50–6420%
65+15%

Tenure

27%
27%
39%
Own outright27%
Own (mortgage)27%
Private rent39%
Social rent8%
Shared ownership0%

Ethnicity

52%
22%
White British52%
White Other22%
Asian6%
Black6%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine14%
No car household27%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent39%
Social rent8%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
14
Local approval rate
75%
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)
2
Largest scheme
28 homes · 210-214, 210-214, GREEN LANES, N21 3NA
Pipeline pressure
NONE

Named schemes (500m)

210-214, 210-214, GREEN LANES, N21 3NA28 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
KING EASTON GARDEN CENTRE, 69, KING EASTON GARDEN CENTRE, 69, STATION ROAD, N21 3NB7 homes
completed
Southern Part of Woodcroft Sports Ground, Southern Part of Woodcroft Sports Ground, Woodcroft, N21 3QP5 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 3PT

Full postcodeN21 3PT
Postcode districtN21
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.632055
Longitude-0.104982
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
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