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Winchmore Hill market report N21 3, London
The N21 3 (Winchmore Hill) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,190 registered sales in N21 3 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 25 registered 2026 sales put the N21 3 (London) median at £570,000, down 14% on five years earlier, with a mean of £824,800, and by floor area homes here have averaged about £6,510 per square metre over the last five years. Everything rests on 3,190 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
N21 3 is one sector of N21 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where N21 3 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.
Today's N21 3 prices, from the sold record
The N21 3 median stands at £570,000 for 2026, built from 25 registered sales; the mean, the figure usually quoted as the "average house price", is £824,800, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in N21 3
Averaged across five years of sales, floor space in N21 3 costs about £6,510 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, N21 3 runs 100% above it.
A typical N21 3 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £570,000 | £570,000 | 25 |
| 2025 | £695,000 | £711,620 | 91 |
| 2024 | £697,500 | £741,586 | 70 |
| 2023 | £646,000 | £709,796 | 48 |
| 2022 | £720,000 | £844,282 | 78 |
| 2021 | £662,500 | £838,810 | 114 |
| 2020 | £654,500 | £849,227 | 64 |
| 2019 | £587,000 | £769,417 | 65 |
| 2018 | £558,500 | £744,491 | 66 |
| 2017 | £580,000 | £791,062 | 83 |
| 2016 | £535,000 | £748,470 | 88 |
| 2015 | £582,500 | £823,073 | 78 |
| 2014 | £485,000 | £688,057 | 107 |
| 2013 | £440,000 | £633,116 | 103 |
| 2012 | £356,200 | £524,282 | 92 |
| 2011 | £405,000 | £611,394 | 70 |
| 2010 | £386,700 | £606,445 | 72 |
| 2009 | £332,500 | £534,497 | 82 |
| 2008 | £315,000 | £516,352 | 82 |
| 2007 | £339,000 | £575,038 | 104 |
| 2006 | £325,000 | £564,158 | 154 |
| 2005 | £310,000 | £551,675 | 103 |
| 2004 | £250,000 | £454,049 | 110 |
| 2003 | £250,000 | £460,561 | 141 |
| 2002 | £228,500 | £429,921 | 146 |
| 2001 | £190,200 | £365,650 | 150 |
| 2000 | £200,000 | £392,500 | 116 |
| 1999 | £149,000 | £296,949 | 144 |
| 1998 | £122,000 | £246,266 | 135 |
| 1997 | £116,500 | £238,918 | 165 |
| 1996 | £94,200 | £198,664 | 140 |
| 1995 | £100,000 | £217,385 | 104 |
In cash terms the typical N21 3 home went from £100,000 in 1995 to £570,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 162%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 33% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the N21 3 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 2000 (+34.2% on the year before); the weakest, 2026 (−18.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −18.0% | −19.9% |
| 5 years (since 2021) | −3.0% | −7.4% |
| 10 years (since 2016) | +0.6% | −2.7% |
| 20 years (since 2006) | +2.8% | +0.1% |
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.
Transaction volumes
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
N21 3 recorded 25 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 128 sales a year before the financial crisis and 62 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.
Reading the N21 3 market
This is a thin market: 25 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.
Rents around N21 3
The local authority for N21 3 is Enfield, and its ONS average private rent currently stands at £1,788 a month (May 2026 figures). The spread runs from £1,391 a month for a typical one-bed to £2,752 at four-plus bedrooms, which is size doing most of the pricing.
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 £570,000 median sold price makes a gross yield of 3.8%. 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.
N21 3 (Winchmore Hill): the questions that come up
How much did a house sell for in N21 3 (Winchmore Hill)?
Are property prices falling in N21 3 (Winchmore Hill)?
Is N21 3 (Winchmore Hill) a good place to buy a house?
Will N21 3 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is down 14% over five years in cash but down 32% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in N21 now
Turning to what is actually available: 62 homes on the market right now, from 10 agents publishing to HomesIndex.
These cover the whole N21 district, not just N21 3: live asking prices are collected per district.
Of everything listed here, 10% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"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 →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
The price of an extra bedroom in N
The Land Registry record, split by size: what each kind of home actually sold for across the N area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. 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
A few minutes' walk can separate two very different markets. Here are N21's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N21 1 | £517,500 | 29 |
| N21 2 | £702,500 | 22 |
Zoom out to the full N21 district report for the type split, monthly volumes and how N21 compares with its neighbours.
Before you sell in N21 3: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in N21 3, use the average prices map for a rough value: zoom from N21 3's shading down to the sold homes on your own street. The figures above are every recorded N21 3 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim N21 3.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to N21 3. Free after a one click sign in.
See every individual N21 3 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.