Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63914, -0.07447

EN1 2HS— Bush Hill Park, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 30/100Yield 3.85%

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
82
Schools
95
Transport
30
Environment
68
Investment
47

The bottom line

EN1 2HS 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 catch: 58 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

EN1 2HS

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-70.0% vs London avg

Deep-dive guides for EN1 2HS

🛡️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 2HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Raglan Infant School

Outstanding · Inspected Jul 2024 · 4 min walk

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 18 min walk

P8: +0.74A8: 81.0

100% of local schools rated Good or Outstanding · based on 7 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

19.4 incidents per 1,000 residents

Better than 87% of London
↑ Rising 2500.0%

from a low base — still below London average

-74% vs borough

Crime by type

Other31%
Vehicle crime27%
Violence & sexual offences19%
Anti-social behaviour12%
Burglary8%
Drug offences4%
Theft0%
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 · 1.4km

Crime is 70% below London average

Property

Prices, sales volume and market trends

Avg floor area110.2 m²

EPC breakdown

C
1%
D
11%
E
5%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 32%Terraced 68%

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£275,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1998–2023 · CAGR

+6%

Total change

+326%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.2%

per year

Acceleration

+19.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached32.1%
Terraced67.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£195k£163k-16.4%1
Post-dot-com plateau2002–2004£250k£287k+14.8%1.7
Pre-crash peak2005–2007£245k£393k+60.5%3.5
GFC & correction2010–2012£375k£380k+1.3%2
Help-to-Buy recovery2013–2013£400k£400k+0%3
Brexit uncertainty2017–2019£583k£606k+4%1.3
Pandemic surge2021–2021£653k£653k+0%2
Rate-rise correction2023–2023£830k£830k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
5.2%
District
4.6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
6 min walk
Enfield Town Rail StationWeaver
18 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
23 min walk
Southbury Rail StationWeaver · Greater Anglia
23 min walk
Silver Street Rail StationWeaver · Greater Anglia
35 min walk
No bus stops within 400m

16

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria ★58 min
Waterloo65 min ↑
Canary Wharf71 min ↑
City63 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)30
Nearest car park458m
Santander docks (800m)0
Nearest cycle dock6.9 km

Nearby car parks

🅿️
Bush Hill Park Station30 spaces
458m

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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Chingford Reservoirs SSSI — 3.7 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

19 min walk

74%

Recommend GP

74%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 2.0 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

41

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

20

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bush Hill Park (475 m)

Nearest supermarketCo-Operative · 876 m
14 tennis courts2 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)

400m

Post office

Nearby shops

Lifestyle Express397 m
Sainsbury's Bush Hill Park Local472 m
Costcutter482 m
Costcutters589 m

Nearby cafes

Bush Hill Park Cafe425 m
La Baguette518 m
Euro Cafe600 m
George's612 m

Nearby restaurants

Domino's583 m
Greggs600 m
Pizza GoGo679 m

Nearby pubs

Bush Hill Park475 m
Stag & Hounds484 m
The Beehive571 m

Nearby gyms

The Fitness Station426 m
Bush Hill Park Club535 m
Enfield Chase Tennis Club540 m
Enfield Cricket Club862 m

Nearby pharmacies

Hayward Pharmacy395 m
Lamis500 m

Nearby health

Enfield Osteopathic Clinic635 m
Food hygiene (5-star)56% of 39

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CPWIN LTD

Investment

Investment grade, yield and market outlook

47

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 score19/100
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

41.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,045m
Crossrail 2 route5,773m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,026 nationally

1,341

Est. population

10,093/km²

62%

Employed

46%

Degree educated

£43,500

Median income

4.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

24%
14%
23%
21%
18%
Under 1824%
18–3414%
35–4923%
50–6421%
65+18%

Tenure

41%
43%
14%
Own outright41%
Own (mortgage)43%
Private rent14%
Social rent1%
Shared ownership1%

Ethnicity

51%
17%
White British51%
White Other17%
Asian8%
Black9%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine13%
No car household13%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent14%
Social rent1%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
11
Local approval rate
69%
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)
2
Largest scheme
50 homes · Bury Lodge Depot, Bury Street West, N9 9LA
Pipeline pressure
NONE

Named schemes (500m)

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
Bushberry Lodge, 91, Bushberry Lodge, 91, Wellington Road, Enfield, EN1 2PW8 homes
completed
24, 24, Queen Annes Place, EN1 2PT4 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 2HS

Full postcodeEN1 2HS
Postcode districtEN1
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.639139
Longitude-0.074467
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