Winchmore Hill · Enfield · Edmonton and Winchmore Hill constituency · 51.63284, -0.09603

N21 3SL— Winchmore Hill, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 33/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
63
Safety
80
Schools
90
Transport
33
Environment
70
Investment
49

The bottom line

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

The catch: 55 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N21 3SL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N21 3SL meets your needs.

Location

N21 3SL

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 3SL

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N21 3SL with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How N21 3SL 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 · 7 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 · 38 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 2.0km

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£8,218/m²
Price per ft²£763/ft²
Avg floor area111.3 m²

EPC breakdown

C
1%
D
3%

Based on 4 properties · Confidence: low

Street mix

Semi 50%Detached 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£278,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.3%

Total change

+482%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

-18.09

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 8 sales

Property Type Mix

Total: 8 sales

Detached50%
Semi-detached50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£153k£235k+53.6%1
Post-dot-com plateau2003–2003£409k£409k+0%1
Help-to-Buy recovery2014–2014£500k£500k+0%1
Pandemic surge2021–2021£715k£715k+0%1
Rate-rise correction2022–2022£865k£865k+0%1
Current market2024–2024£890k£890k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Winchmore Hill→ Moorgate· 5 tph
28 min

Nearby stations

Winchmore HillNational Rail
4 min walk
Southgate Underground StationPiccadilly
28 min walk
Enfield Town Rail StationWeaver
30 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
32 min walk
Silver Street Rail StationGreater Anglia · Weaver
35 min walk
No bus stops within 400m

53

Walkability score

86

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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)2
Nearest car park234m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Fords Grove Car Park· yes
234m
🅿️
Salisbury Arms Car Park· no
491m
🅿️
The Paulin Ground· no
535m

Connectivity

Broadband and mobile coverage

100%

Full fibre

63%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed350 Mbps
Median download360 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: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 55%
Above average green space

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): 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

WINCHMORE HILL PRACTICE

808 GREEN LANES, WINCHMORE HILL, N21 2SA

2 min walk

88%

Recommend GP

88%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

7

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 906 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

22

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

18

Sports (1km)

7

Convenience

Nearest supermarketWaitrose · 312 m
15 tennis courts2 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)

216m

Post office

Nearby shops

Broadway Food & Wine104 m
Nick's Bakery & Patisserie150 m
Cherry's Newsagents157 m
Tesco Express162 m

Nearby cafes

La Rocca121 m
Coffee Break160 m
Cafe Brunello's174 m
Il Falcone179 m

Nearby restaurants

Spice of India107 m
La Nostra145 m
Monsoon145 m
Has Kebab Centre152 m

Nearby pubs

On Broadway97 m
The Three Wishes126 m
The Queens Head260 m
Orange Tree421 m

Nearby gyms

Vicars Moor Lawn Tennis Club470 m
Hazelwood Sports Club812 m

Nearby health

Green Lanes Surgery & Pharmacy142 m
Onthehill550 m
North London Hospice Winchmore Hill906 m
Food hygiene (5-star)55% of 89

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

49

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months0

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

4/100

Velocity score

Future outlook

47.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,247m
Crossrail 2 route5,586m

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)
9
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
16
Local approval rate
77%
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)
6
Largest scheme
47 homes · LAND REAR OF, 83-85, LAND REAR OF, 83-85, BARROWELL GREEN, N21 3AU
Pipeline pressure
NONE

Named schemes (500m)

CEDAR HOUSE, 698, CEDAR HOUSE, 698, GREEN LANES, N21 3RE20 homes
completed
DEPOT & ALLOTMENT SITE, DEPOT & ALLOTMENT SITE, HIGHFIELD ROAD, N2115 homes
completed
CENTURY HOUSE, 814, CENTURY HOUSE, 814, GREEN LANES, N2113 homes
completed
1-27, DUNCAN COURT, 1-27, DUNCAN COURT, GREEN LANES, N21 3RL12 homes
completed
HIGHFIELD PRIMARY SCHOOL, HIGHFIELD PRIMARY SCHOOL, HIGHFIELD ROAD, LONDON, N21 3HE9 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

Live in N21 3SL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N21 3SL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Enfield with nearby boroughs:

Enfield vs HaringeyEnfield vs BarnetEnfield vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track N21 3SL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N21 3SL

Full postcodeN21 3SL
Postcode districtN21
BoroughLondon Borough of Enfield
WardWinchmore Hill
Latitude51.632836
Longitude-0.096033
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