Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.64012, -0.08259

EN1 2BT— Bush Hill Park, Enfield

Location and area intelligence for EN1 2BT, Bush Hill Park, Enfield

The family fortress

 

Schools 100%Safety 84/100Transport 16/100Yield 3.85%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
84
Schools
100
Transport
16
Environment
81
Investment
48

The bottom line

EN1 2BT offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 61 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

EN1 2BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for EN1 2BT

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How EN1 2BT 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 · 10 min walk

—

Secondary

Enfield Grammar School

Not yet inspected · 18 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 · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.0 incidents per 1,000 residents

Better than 66% of London
→ Stable

-38% vs borough

Crime by type

Vehicle crime33%
Other21%
Anti-social behaviour19%
Violence & sexual offences18%
Drug offences3%
Theft3%
Burglary3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.7km

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area108.6 m²

EPC breakdown

C
1%
D
3%
E
3%

Based on 7 properties · Confidence: low

Street mix

Semi 8%Terraced 89%Detached 4%

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£271,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,438
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+7.2%

Total change

+512%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.3%

per year

Acceleration

+15.48

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 26 sales

Property Type Mix

Total: 26 sales

Detached3.8%
Semi-detached7.7%
Terraced88.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£99k£162k+63.6%1.5
Post-dot-com plateau2001–2004£180k£269k+49.3%2
Pre-crash peak2006–2007£327k£343k+4.7%2
GFC & correction2010–2011£388k£370k-4.5%1.5
Help-to-Buy recovery2013–2016£410k£628k+53%1
Brexit uncertainty2019–2019£570k£570k+0%1
Pandemic surge2021–2021£606k£606k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
4.9%
District
4.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing5
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Enfield Town Rail StationWeaver
17 min walk
Enfield TownNational Rail
17 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
28 min walk
Southbury Rail StationWeaver · Greater Anglia
29 min walk
Silver Street Rail StationWeaver · Greater Anglia
38 min walk
No bus stops within 400m

28

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria ★61 min
Waterloo68 min ↑
Canary Wharf70 min ↑
City62 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park488m
Santander docks (800m)0
Nearest cycle dock7.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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 waterLOW
Low
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: 12.2 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 55%
More green space than 95% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.3 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

15 min walk

74%

Recommend GP

74%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

7

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

23

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Stag & Hounds (610 m)

Nearest supermarketCo-Operative · 626 m
18 tennis courts2 swimming pools2 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)

1.4km

Post office

Nearby shops

Costcutters375 m
Sainsbury's Local646 m

Nearby cafes

Euro Cafe382 m
Limes Cafe872 m
Enfield Town Park Cafe1.1 km
Dugdale Coffee House1.2 km

Nearby restaurants

Domino's371 m

Nearby pubs

Stag & Hounds610 m
The Beehive693 m
Little Green Dragon735 m

Nearby gyms

Hazelwood Sports Club423 m
Enfield Chase Tennis Club437 m
Bush Hill Park Club791 m
Vicars Moor Lawn Tennis Club799 m

Nearby pharmacies

Lamis369 m
Food hygiene (5-star)50% of 22

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

48

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

34

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,100m
Crossrail 2 route6,005m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,488 nationally

1,456

Est. population

7,695/km²

60%

Employed

41%

Degree educated

£43,500

Median income

4.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

23%
15%
22%
20%
20%
Under 1823%
18–3415%
35–4922%
50–6420%
65+20%

Tenure

44%
36%
17%
Own outright44%
Own (mortgage)36%
Private rent17%
Social rent3%
Shared ownership1%
Rent free0%

Ethnicity

44%
23%
White British44%
White Other23%
Asian10%
Black8%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household16%
Unemployed3%
No qualifications16%

Housing tenure (Census 2021)

Private rent17%
Social rent3%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
8
Local approval rate
55%
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)
24
Largest scheme
86 homes · HALLIWICK COLLEGE, HALLIWICK COLLEGE, BUSH HILL ROAD, N21
Pipeline pressure
NONE

Named schemes (500m)

HALLIWICK COLLEGE, HALLIWICK COLLEGE, BUSH HILL ROAD, N2186 homes
completed
96-98, 96-98, VILLAGE ROAD, EN131 homes
completed
81, Ridge Avenue, N21 2RH10 homes
completed
83, Ridge Avenue, N21 2RH6 homes
completed
85, Ridge Avenue, N21 2RH6 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.9%
Ward turnout
42%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

James HockneyConservative
Peter David FallartConservative
Pat GregoryConservative

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Key facts for EN1 2BT

Full postcodeEN1 2BT
Postcode districtEN1
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.640117
Longitude-0.082591
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