Grange Park · Enfield · Enfield North constituency · 51.64414, -0.08031

EN1 2BD— Grange Park, Enfield

Location and area intelligence for EN1 2BD, Grange Park, Enfield

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 31/100Yield 3.85%

Best for: Most buyers

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

Liveability
54
Safety
59
Schools
100
Transport
31
Environment
81
Investment
64

The bottom line

EN1 2BD offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby and 63 min to victoria — above average for this zone.

Less suited to Families.

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Location

EN1 2BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.4% vs London avg
vs London crime+146.0% vs London avg

Deep-dive guides for EN1 2BD

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

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“High-connectivity investment target”

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How EN1 2BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Raglan Infant School

Outstanding · Inspected Jul 2024 · 12 min walk

—

Secondary

Enfield Grammar School

Not yet inspected · 13 min walk

P8: -0.03A8: 48.8

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 · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

160.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 382.3%

+117% vs borough

Crime by type

Other35%
Violence & sexual offences17%
Anti-social behaviour14%
Theft13%
Robbery7%
Vehicle crime7%
Burglary4%
Drug offences3%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Edmonton Fire Station · 2.0km

Crime is +146% above London average

Property

Prices, sales volume and market trends

Avg floor area84.8 m²

EPC breakdown

C
6%
D
7%

Based on 13 properties · Confidence: medium

Street mix

Detached 6%Flat 94%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£212,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2017 · CAGR

+7.5%

Total change

+393%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.6%

per year

Acceleration

-90.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 17 sales

Property Type Mix

Total: 17 sales

Detached5.9%
Flat/maisonette94.1%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£70k£82k+16.4%1
Post-dot-com plateau2002–2002£519k£519k+0%1
Pre-crash peak2005–2006£375k£177k-52.8%1.5
GFC & correction2008–2011£220k£215k-2.4%1.2
Help-to-Buy recovery2013–2016£185k£490k+164.9%1
Brexit uncertainty2017–2017£345k£345k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-10.8% alpha

Flat/maisonette-10.8% α
Local
-8.9%
District
1.9%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Enfield Town→ Liverpool Street· 4 tph
35 min

Nearby stations

Enfield TownNational Rail
11 min walk
Enfield Town Rail StationWeaver
11 min walk
Southbury Rail StationGreater Anglia · Weaver
25 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
31 min walk
Silver Street Rail StationWeaver · Greater Anglia
42 min walk
No bus stops within 400m

32

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria ★63 min
Waterloo70 min ↑
Canary Wharf77 min ↑
City68 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)

1

EV chargers (800m)

Total spaces (800m)30
Nearest car park427m
Santander docks (800m)0
Nearest cycle dock7.3 km

Nearby car parks

🅿️
Palace Exchange Car Park· yes
690m
🅿️
Bush Hill Park Station30 spaces
747m

Connectivity

Broadband and mobile coverage

100%

Full fibre

44%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed278 Mbps
Median download273 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.6 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.1 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

THE TOWN SURGERY LTD

37 CECIL ROAD, EN2 6TJ

10 min walk

74%

Recommend GP

74%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

8

Care homes (1km)

Nearest hospitalSt Michael's Community Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

25

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Goose at the George (874 m)

Nearest supermarketCo-Operative · 192 m
20 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

953m

Post office

Nearby shops

Sainsbury's Local183 m
Lifestyle Express742 m
Bush Hill Supermarket750 m
Costcutters830 m

Nearby cafes

Dugdale Coffee House705 m
Enfield Town Park Cafe747 m
Bush Hill Park Cafe754 m
Coffee @ 105766 m

Nearby restaurants

Oriental Chef762 m
Istanbul811 m
Domino's824 m
Enfield Tandoori854 m

Nearby pubs

The Goose at the George874 m
King's Head956 m
Stag & Hounds983 m
The Taps997 m

Nearby gyms

Enfield Chase Tennis Club151 m
Enfield Cricket Club414 m
Nuffield Health Fitness & Wellbeing503 m
Bush Hill Park Club516 m

Nearby pharmacies

Hayward Pharmacy737 m
Lamis796 m
Superdrug808 m
Boots812 m

Nearby health

White Lodge Medical Practice1.1 km
Abernethy House Surgery1.2 km
Food hygiene (5-star)54% of 26

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

A2 REAL ESTATE LTD
WATERSHED HOME LTD
WOMEN INSPIRE WOMEN LIMITED

Investment

Investment grade, yield and market outlook

64

Investment score

Good

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

21.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,558m
Crossrail 2 route6,400m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,683 nationally

2,378

Est. population

5,434/km²

60%

Employed

44%

Degree educated

£38,900

Median income

7.3%

Claimant rate

Inner cityMedium densityEstablished mixed

31

Community stability

Age profile

23%
23%
24%
16%
14%
Under 1823%
18–3423%
35–4924%
50–6416%
65+14%

Tenure

21%
19%
52%
Own outright21%
Own (mortgage)19%
Private rent52%
Social rent8%
Rent free0%

Ethnicity

38%
24%
White British38%
White Other24%
Asian8%
Black13%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine19%
No car household40%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Private rent52%
Social rent8%

vs. London

Income vs London-7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
8
Local approval rate
47%
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)
1
Largest scheme
148 homes · TOWER POINT, TOWER POINT, SYDNEY ROAD, EN2
Pipeline pressure
NONE

Named schemes (500m)

TREDERWEN, 52, TREDERWEN, 52, VILLAGE ROAD, EN126 homes
completed
4, 4, VILLAGE ROAD, EN118 homes
completed
12 & 14, 12 & 14, VILLAGE ROAD, EN117 homes
completed
10 & 10A, 10 & 10A, VILLAGE ROAD, EN117 homes
completed
8A, 8A, VILLAGE ROAD, ENFIELD, EN1 2DH12 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
29.3%
Ward turnout
47%
Election year
2022
MP
Feryal Clark (Labour)
MP majority
12,736
Constituency
Enfield North

Councillors

Chris DeyConservative
Andy MilneConservative

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Key facts for EN1 2BD

Full postcodeEN1 2BD
Postcode districtEN1
BoroughLondon Borough of Enfield
WardGrange Park
Latitude51.644136
Longitude-0.080311
Parliamentary constituencyEnfield North
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