Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.64019, -0.07922

EN1 2EU— Bush Hill Park, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 28/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
81
Schools
100
Transport
28
Environment
67
Investment
37

The bottom line

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

The catches: high noise levels nearby; 56 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

EN1 2EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for EN1 2EU

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How EN1 2EU 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 · 8 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

63.4 incidents per 1,000 residents

Better than 51% of London
→ Stable

-14% vs borough

Crime by type

Other25%
Violence & sexual offences24%
Vehicle crime19%
Anti-social behaviour16%
Burglary9%
Theft5%
Drug offences1%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.6km

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

EN1 district median

£452,500

Based on 171 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,709/m²
Price per ft²£437/ft²
Avg floor area161.1 m²

EPC breakdown

C
6%
D
9%
E
2%

Based on 17 properties · Confidence: medium

Street mix

Semi 64%Detached 20%Flat 8%Other 8%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£402,750
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, no 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

1997–2025 · CAGR

+4.1%

Total change

+212%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.4%

per year

Acceleration

+7.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 22 sales

Property Type Mix

Total: 22 sales

Detached22.7%
Semi-detached72.7%
Flat/maisonette4.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£257k£329k+28.2%1.8
Post-dot-com plateau2001–2002£358k£282k-21.2%1.5
Pre-crash peak2007–2007£690k£690k+0%1
GFC & correction2011–2011£613k£613k+0%2
Help-to-Buy recovery2013–2014£520k£550k+5.8%2
Brexit uncertainty2019–2019£1.30m£1.30m+0%1
Pandemic surge2021–2021£867k£867k+0%1
Rate-rise correction2022–2023£1.20m£935k-22.1%1
Current market2025–2025£800k£800k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-3.5% alpha

Semi-detached-3.5% α
Local
3.6%
District
7.1%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Bush Hill Park→ Liverpool Street· 4 tph
32 min

Nearby stations

Bush Hill ParkNational Rail
9 min walk
Enfield Town Rail StationWeaver
16 min walk
Southbury Rail StationGreater Anglia · Weaver
26 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
26 min walk
Silver Street Rail StationWeaver · Greater Anglia
37 min walk
No bus stops within 400m

23

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria ★56 min
Waterloo63 min ↑
Canary Wharf68 min ↑
City60 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)

Total spaces (800m)30
Nearest car park676m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
Bush Hill Park Station30 spaces
676m

Connectivity

Broadband and mobile coverage

86%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed454 Mbps
Median download442 Mbps
Superfast coverage86%
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: 12.2 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 58%
Less green space than 84% of London

Nearest SSSI: Chingford Reservoirs SSSI — 4.0 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

16 min walk

74%

Recommend GP

74%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

9

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

27

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Stag & Hounds (538 m)

Nearest supermarketCo-Operative · 633 m
21 tennis courts1 swimming pools4 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)

643m

Post office

Nearby shops

Costcutters429 m
Sainsbury's Local628 m
Lifestyle Express633 m
Sainsbury's Bush Hill Park Local723 m

Nearby cafes

Euro Cafe440 m
Bush Hill Park Cafe658 m
La Baguette769 m
Dugdale Coffee House1.1 km

Nearby restaurants

Domino's423 m
Greggs877 m
Oriental Chef1.2 km

Nearby pubs

Stag & Hounds538 m
The Beehive633 m
Bush Hill Park739 m

Nearby gyms

Enfield Chase Tennis Club338 m
Bush Hill Park Club599 m
Hazelwood Sports Club627 m
The Fitness Station700 m

Nearby pharmacies

Lamis373 m
Hayward Pharmacy629 m
Food hygiene (5-star)54% of 28

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

AFM PROPERTIES LTD
AIFIN LTD
E&E REAL ESTATE LTD
M BOBEICA BUILDING SERVICES LTD
MAGUIRE CONSTRUCTION SERVICES LIMITED

+1 more

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

40.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,128m
Crossrail 2 route5,955m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,169 nationally

1,562

Est. population

5,253/km²

52%

Employed

35%

Degree educated

£43,500

Median income

3.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

19%
15%
17%
21%
29%
Under 1819%
18–3415%
35–4917%
50–6421%
65+29%

Tenure

54%
33%
Own outright54%
Own (mortgage)33%
Private rent12%
Social rent1%
Shared ownership0%

Ethnicity

49%
19%
White British49%
White Other19%
Asian11%
Black6%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household19%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent12%
Social rent1%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
9
Local approval rate
59%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
23
Largest scheme
31 homes · 96-98, 96-98, VILLAGE ROAD, EN1
Pipeline pressure
NONE

Named schemes (500m)

96-98, 96-98, VILLAGE ROAD, EN131 homes
completed
TREDERWEN, 52, TREDERWEN, 52, VILLAGE ROAD, EN126 homes
completed
17, 17, QUEEN ANNES GARDENS, EN1 2JW23 homes
completed
50, 50, VILLAGE ROAD, ENFIELD, EN1 2ET9 homes
completed
107, 107, Park Avenue, EN1 2BD3 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 2EU

Full postcodeEN1 2EU
Postcode districtEN1
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.640188
Longitude-0.079221
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