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Winchmore Hill market report N21 2, London
The N21 2 (Winchmore Hill) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 3,661 sales registered with HM Land Registry in N21 2 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in N21 2 (London) sold for £702,500 in 2026, the median of 22 registered sales, up 13% on five years earlier. The mean was £688,100, and by floor area homes here have averaged about £6,150 per square metre over the last five years. The figures cover 3,661 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
N21 2 is a postcode sector: one group of streets inside N21 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where N21 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
The going rate for a home in N21 2
In the N21 2 property market, the 2026 median sale price is £702,500, from 22 registered sales; the mean, the "average house price" most sites quote, is £688,100, sitting practically level with it: prices here bunch tightly around the middle.
Price per square metre in N21 2
Per square metre, N21 2 homes have averaged around £6,150 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, N21 2 runs 146% above it.
The price of a typical N21 2 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £702,500 | £702,500 | 22 |
| 2025 | £734,000 | £751,552 | 103 |
| 2024 | £832,500 | £885,119 | 70 |
| 2023 | £750,000 | £824,067 | 59 |
| 2022 | £715,000 | £838,419 | 117 |
| 2021 | £620,000 | £785,000 | 147 |
| 2020 | £615,000 | £797,975 | 72 |
| 2019 | £705,000 | £924,086 | 73 |
| 2018 | £695,000 | £926,448 | 61 |
| 2017 | £630,000 | £859,257 | 86 |
| 2016 | £620,000 | £867,386 | 85 |
| 2015 | £505,000 | £713,565 | 96 |
| 2014 | £495,000 | £702,244 | 118 |
| 2013 | £367,500 | £528,796 | 106 |
| 2012 | £410,000 | £603,469 | 78 |
| 2011 | £427,500 | £645,361 | 67 |
| 2010 | £406,900 | £638,124 | 86 |
| 2009 | £341,800 | £549,446 | 88 |
| 2008 | £400,000 | £655,684 | 68 |
| 2007 | £409,000 | £693,778 | 168 |
| 2006 | £333,000 | £578,045 | 193 |
| 2005 | £288,500 | £513,414 | 116 |
| 2004 | £305,500 | £554,848 | 152 |
| 2003 | £310,000 | £571,095 | 129 |
| 2002 | £250,000 | £470,373 | 171 |
| 2001 | £226,000 | £434,473 | 184 |
| 2000 | £165,000 | £323,813 | 145 |
| 1999 | £157,000 | £312,893 | 184 |
| 1998 | £165,800 | £334,679 | 142 |
| 1997 | £157,000 | £321,975 | 183 |
| 1996 | £110,000 | £231,985 | 169 |
| 1995 | £95,000 | £206,515 | 123 |
In cash terms the typical N21 2 home went from £95,000 in 1995 to £702,500 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 240%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 24% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the N21 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 1997 (+42.7% on the year before); the weakest, 2009 (−14.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.3% | −6.5% |
| 5 years (since 2021) | +2.5% | −2.2% |
| 10 years (since 2016) | +1.3% | −2.1% |
| 20 years (since 2006) | +3.8% | +1.0% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in N21 2
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 22 sales completed in N21 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 157 sales a year before the financial crisis and 74 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What kind of market N21 2 is
This is a thin market: 22 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the N21 district median, N21 2 sits 17% higher, marking it as a dearer pocket of the district.
The rental side of N21 2
The local authority for N21 2 is Enfield, and its ONS average private rent currently stands at £1,788 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,391 a month here against £2,752 for four or more bedrooms.
Average monthly rent by size, Enfield
ONS Price Index of Private Rents, May 2026.
£1,788 a month is £21,456 a year, which against the £702,500 median sold price makes a gross yield of 3.1%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Common questions on N21 2 (Winchmore Hill)
Is N21 2 (Winchmore Hill) a good place to buy a house?
How much did a house sell for in N21 2 (Winchmore Hill)?
Are property prices falling in N21 2 (Winchmore Hill)?
Where do N21 2 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 13% over five years in cash but down 11% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
N21's current homes for sale
The live side of the market holds 62 homes at the moment, listed by 10 agents publishing to HomesIndex.
These cover the whole N21 district, not just N21 2: live asking prices are collected per district.
10% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every N21 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in N
Real sold prices by size across the N area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £950,000 | £1,445,000 (+52%) | £2,200,000 (+52%) |
| Semi-detached | £430,000 | £535,000 (+24%) | £755,000 (+41%) | £990,000 (+31%) | £1,375,000 (+39%) |
| Terraced | £472,750 | £513,250 (+9%) | £670,500 (+31%) | £1,005,750 (+50%) | £1,607,500 (+60%) |
| Flat | £405,000 | £542,500 (+34%) | £785,567 (+45%) | £1,211,250 (+54%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the N area is the point: the same five years treated these districts very differently.
N area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in N21
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of N21, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N21 1 | £517,500 | 29 |
| N21 3 | £570,000 | 25 |
Zoom out to the full N21 district report for the type split, monthly volumes and how N21 compares with its neighbours.
Selling a home in N21 2? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in N21 2, use the average prices map for a rough value: zoom from N21 2's shading down to the sold homes on your own street. The figures above are every recorded N21 2 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working N21 2: the featured spot on this report is free for founding agents, one per district. Claim N21 2.
Dig further
Behind the answers sits the same Land Registry record as this page, with N21 2 already set as the subject. Free, one click sign in.
See every individual N21 2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.