House prices in 'N21 1', Winchmore Hill

Price per square metre data and charts revealed. Latest statistics for the housing market in 'N21 1' (Winchmore Hill) - calculated on 01 December 2025.

Defining 'N21 1'

This analysis is limited to properties whose postcode starts with "N21 1", this is also called the postcode sector. There are no official postcode sector names so I've just labelled it N21 1, Winchmore Hill. It is shown in red on the map below.

Want to change geography?

You can click on the map above to change to a neighbouring sector, or you can use the search form below.

Price per square metre

Knowing the average house price in N21 1 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in October 2025, 44, Wades Hill, Winchmore Hill, N21 1BG sold for £817,000. Given the internal area of 112 square metres recorded on the EPC, the price per sqm is £817,000 ÷ 112 sqm = £7,294.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). It is a huge pain to code the automatic conversion for square meters to square feet for all the graphs and charts on N21 1 and elsewhere. All the conditionals turn my tidy code for into spaghetti. I will get around to it at some point, but for now you can just divide everything by 10 in your head, move a decimal place and you'll be close enough. If you want to be more precise 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for 'N21 1' vs 'N21'

The chart above is called a histogram, it helps you see the distribution of house price per sqm in N21 1 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £5,700 to £6,000, £6,000 to £6,300, £6,300 to £6,600 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 178 sales that took place in N21 1, Winchmore Hill in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in N21 1, Winchmore Hill. Notably, only 25% of properties that sold recently were valued at more than £7,280 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of N21 1 homes.

Box plot of £ per sqm for N21 1

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. Winchmore Hill. The chart above shows a boxplot for 'N21 1' as well as the 'N21' postcode district.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'N21 1' is £6,360.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 178 transactions in N21 1, Winchmore Hill half were sold for between £5,380 and £7,280 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 178 for N21 1, Winchmore Hill.

    • Property price map for Winchmore Hill

    Have a look at the interactive price map I created for myself. Use it to explore 'N21 1' house prices all the way down to individual property plots.

    Property price heatmap for Winchmore Hill
    House price map for Winchmore Hill

    Winchmore Hill house price forecasting

    House prices in N21 1 grew 0.7% in the last year, -3.1% after inflation. Whether or not this trend will continue depends on many factors, such as wage growth, net migration, interest rates and the level of house building. No one can predict these things with certainty however we can plot the historic trends in house prices in N21 1 (Winchmore Hill) compared with the wider postcode district of N21.

    House price index for N21 1

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'N21 1' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in N21 1 and is set to 100 in 2004. I'm comparing the trends for N21 1,Winchmore Hill with the wider postcode district of N21 What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Enfield local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for N21 1
    N21 1 sector N21 district
    Nominal Real Nominal Real
    20 yr per annum 3.4% 0.6% 3.6% 0.8%
    20 yr total 93.9% 12.4% 100.9% 16.4%
    10 yr per annum 1.2% -1.9% 1.5% -1.6%
    10 yr total 12.9% -17.1% 15.6% -15.1%
    5 yr per annum 1.7% -2.7% 2.0% -2.4%
    5 yr total 8.8% -12.8% 10.2% -11.6%
    1 yr per annum 0.7% -3.1% 0.4% -3.3%
    1 yr total 0.7% -3.1% 0.4% -3.3%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, N21 district have seen a 0.8% annual change when adjusted for inflation. This translates to a total change of 16.4% in real terms.
    • Over the past 5 years, N21 1 sector have seen a -2.7% annual change when adjusted for inflation. This translates to a total change of -12.8% in real terms.

    Most recent N21 1 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    Newsholme Drive, Winchmore Hill, N21 1S 74 sqm £4,951 18
    Winchmore Hill Road, Winchmore Hill, N21 1Q 80 sqm £5,833 15
    Eversley Park Road, Winchmore Hill, N21 1J 67 sqm £5,846 13
    Pennington Drive, Winchmore Hill, N21 1T 61 sqm £5,601 12
    Onslow Gardens, Winchmore Hill, N21 1D 127 sqm £7,364 10
    Hanbury Drive, Winchmore Hill, N21 1S 58 sqm £7,341 10
    Church Hill, Winchmore Hill, N21 1L 101 sqm £5,914 10
    Houndsden Road, Winchmore Hill, N21 1L 144 sqm £6,466 10

    Search for your street here.

    Nearby geographies

    The table below shows how 'N21 1' compares to the other postcode sectors in N21.

    Sector Lower quartile Median Upper quartile Sales in last 2yr
    N21 3 Winchmore Hill £5,620 sqm £6,200 sqm £7,110 sqm 138
    N21 2 Winchmore Hill £5,240 sqm £6,070 sqm £6,880 sqm 162
    N21 1 Winchmore Hill £5,380 sqm £6,360 sqm £7,280 sqm 178
    N14 6 Southgate £5,670 sqm £6,490 sqm £7,220 sqm 137
    N14 4 Oakwood £5,630 sqm £6,250 sqm £6,700 sqm 217
    N13 4 Palmers Green £5,000 sqm £5,940 sqm £6,560 sqm 229
    EN2 7 Enfield Chase £5,240 sqm £6,100 sqm £6,770 sqm 188
    EN2 6 Enfield Town £5,590 sqm £6,760 sqm £7,500 sqm 124

    Raw data

    Our analysis of N21 1 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    44, Wades Hill, Winchmore Hill £817,000
    Oct-2025
    		 112 7,294
    19, Hadley Way, Winchmore Hill £842,000
    Oct-2025
    		 120 7,016
    10, Viga Rd, Winchmore Hill £1,020,000
    Sep-2025
    		 124 8,225

    See the entire list of all sales in N21 1 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.