Winchmore Hill · Enfield · Edmonton and Winchmore Hill constituency · 51.62771, -0.10606

N21 3QA— Winchmore Hill, Enfield

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

The family fortress

 

Schools 100%Safety 87/100Transport 26/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
87
Schools
90
Transport
26
Environment
76
Investment
43

The bottom line

N21 3QA 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: 57 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

N21 3QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+18.3% vs London avg
vs London crime-58.0% vs London avg

Deep-dive guides for N21 3QA

🛡️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 3QA 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

St Anne's Catholic High School for Girls

Not yet inspected · 16 min walk

P8: +0.65A8: 58.7

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 · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.6 incidents per 1,000 residents

Better than 81% of London
→ Stable

-63% vs borough

Crime by type

Vehicle crime29%
Violence & sexual offences23%
Anti-social behaviour17%
Other17%
Burglary8%
Robbery6%
Drug offences0%
Theft0%

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 · 1.5km

Crime is 58% below 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£6,369/m²
Price per ft²£592/ft²
Avg floor area108.6 m²

EPC breakdown

B
2%
C
1%
D
25%
E
8%
G
1%

Based on 37 properties · Confidence: high

Street mix

Semi 84%Terraced 3%Detached 13%

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£271,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,325
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.6%

Total change

+416%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.6%

per year

Acceleration

-76.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 38 sales

Property Type Mix

Total: 38 sales

Detached13.2%
Semi-detached84.2%
Terraced2.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£139k£270k+94.2%1
Post-dot-com plateau2001–2004£250k£440k+76%1.2
Pre-crash peak2005–2006£405k£580k+43.2%1.5
GFC & correction2008–2011£578k£600k+3.9%2.7
Help-to-Buy recovery2013–2016£559k£693k+23.9%1.5
Brexit uncertainty2018–2019£790k£1.15m+45.6%1
Pandemic surge2021–2021£725k£725k+0%3
Rate-rise correction2022–2023£945k£1.01m+7.1%2
Current market2024–2025£1.32m£718k-45.6%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.9% alpha

Semi-detached-0.9% α
Local
3.2%
District
4.1%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing3
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
Southgate Underground StationPiccadilly line
19 min walk
Winchmore Hill→ Moorgate· 5 tph
28 min

Nearby stations

Winchmore HillNational Rail
10 min walk
Southgate Underground StationPiccadilly
20 min walk
Arnos Grove Underground StationPiccadilly
28 min walk
Bounds Green Underground StationPiccadilly
33 min walk
Oakwood Underground StationPiccadilly
36 min walk
No bus stops within 400m

18

Walkability score

25

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 park517m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Salisbury Arms Car Park· no
586m

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 waterHIGH
High
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: 10.7 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 6.1 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

GILLAN HOUSE SURGERY

457 GREEN LANES, PALMERS GREEN, N13 4BS

7 min walk

82%

Recommend GP

82%

Overall GP experience

4

GPs within 1km

7

Dentists within 1km

12

Care homes (1km)

Nearest hospitalPriory Hospital · 976 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

25

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketMorrisons · 1.2 km
5 tennis courts9 swimming pools1 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)

784m

Post office

Nearby shops

Pravalia De Acasa602 m
Aroma Patisserie611 m
Jardin's Food & Wine758 m
The Green765 m

Nearby cafes

Starbucks565 m
Cafe Cristo588 m
Espresso & Co761 m
Hopper & Bean765 m

Nearby restaurants

Aladdin's298 m
Babinondas526 m
Vadi Restaurant598 m
George's Fish Bar616 m

Nearby pubs

The Dog & Duck261 m
The Salisbury Arms624 m
Orange Tree723 m
The Queens Head753 m

Nearby gyms

Brackendale Lawn Tennis Club306 m
Park View Health Clubs1.1 km

Nearby pharmacies

Walkers Pharmacy639 m
Palmers Pharmacy1.1 km
Alderman's Pharmacy1.1 km
Boots1.1 km

Nearby health

Smile Lounge544 m
Gillian House Surgery633 m
Onthehill829 m
North London Health Centre1.1 km
Food hygiene (5-star)51% of 39

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

BRICK LANE PICTURES LIMITED
CUCKOO HALL DEVELOPMENT LIMITED
D & D ESTATES LTD
M MCGILLEN TRAINING LIMITED
RLS RENTAL AND SERVICES LTD

+1 more

Investment

Investment grade, yield and market outlook

43

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 score20/100
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

53.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,679m
Crossrail 2 route5,465m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,676 nationally

1,884

Est. population

3,360/km²

63%

Employed

52%

Degree educated

£49,700

Median income

1.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

65

Community stability

Age profile

21%
15%
21%
20%
23%
Under 1821%
18–3415%
35–4921%
50–6420%
65+23%

Tenure

47%
47%
Own outright47%
Own (mortgage)47%
Private rent6%
Social rent1%
Shared ownership0%

Ethnicity

44%
25%
White British44%
White Other25%
Asian10%
Black2%
Mixed11%
Other9%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine8%
No car household7%
Unemployed2%
No qualifications14%

Housing tenure (Census 2021)

Private rent6%
Social rent1%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
18
Local approval rate
59%
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)
8
Largest scheme
54 homes · Public House, 413, Public House, 413, Green Lanes, N13 4JD
Pipeline pressure
NONE

Named schemes (500m)

4, 4, BOURNE HILL, LONDON, N13 4LG8 homes
completed
Southern Part of Woodcroft Sports Ground, Southern Part of Woodcroft Sports Ground, Woodcroft, N21 3QP5 homes
completed
9, 9, Bourne Hill, London, N13 4LJ5 homes
completed
9, 9, BOURNE HILL, N13 4LJ5 homes
completed
46A, 46A, STONARD ROAD, N13 4DL5 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 3QA

Full postcodeN21 3QA
Postcode districtN21
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.627711
Longitude-0.106058
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