Bush Hill Park · Enfield · Enfield North constituency · 51.63883, -0.06754

EN1 2LR— Bush Hill Park, Enfield

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

The family fortress

 

Schools 100%Safety 85/100Transport 30/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
60
Safety
85
Schools
60
Transport
30
Environment
77
Investment
39

The bottom line

EN1 2LR 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: 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

EN1 2LR

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-0.5% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for EN1 2LR

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How EN1 2LR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Raglan Junior School

Not yet inspected · Inspected Jan 2025 · 5 min walk

KS2: 107.0

—

Secondary

Kingsmead School

Not yet inspected · 18 min walk

P8: +0.27A8: 50.6

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.7 incidents per 1,000 residents

Better than 74% of London
→ Stable

-50% vs borough

Crime by type

Anti-social behaviour24%
Other22%
Violence & sexual offences22%
Vehicle crime16%
Robbery6%
Burglary6%
Theft4%
Drug offences2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.3km

Crime is 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,863/m²
Price per ft²£638/ft²
Avg floor area95.3 m²

EPC breakdown

C
1%
D
5%
E
3%

Based on 9 properties · Confidence: low

Street mix

Semi 16%Terraced 84%

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£238,250
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 DAnnual charge £1,995
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.4%

Total change

+505%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.4%

per year

Acceleration

+39.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached15.8%
Terraced84.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£101k£141k+39.6%1.6
Post-dot-com plateau2002–2002£225k£225k+0%1
GFC & correction2008–2012£305k£322k+5.4%1.7
Help-to-Buy recovery2014–2016£410k£545k+32.9%1
Brexit uncertainty2017–2017£480k£480k+0%1
Current market2025–2025£612k£612k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.8%
District
6.8%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

43out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
Bush Hill Park→ Liverpool Street· 4 tph
32 min

Nearby stations

Bush Hill ParkNational Rail
4 min walk
Southbury Rail StationWeaver · Greater Anglia
19 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
20 min walk
Enfield Town Rail StationWeaver
21 min walk
Silver Street Rail StationWeaver · Greater Anglia
34 min walk
2 bus routes · 8 stops within 400m · 10 buses/hr peak

32

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria ★62 min
Waterloo69 min ↑
Canary Wharf74 min ↑
City65 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park313m
Santander docks (800m)0
Nearest cycle dock6.8 km

Nearby car parks

🅿️
Bush Hill Park Station30 spaces
409m

Connectivity

Broadband and mobile coverage

94%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download459 Mbps
Superfast coverage94%
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: 12.2 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.2 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

NORTH MID 0-19 COMMUNITY SERVICES

B BLOCK SOUTH, CIVIC CENTRE, SILVER ST, WINCHMORE HILL, EN1 3ES

25 min walk

0

GPs within 1km

2

Dentists within 1km

8

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketBooze Store · 1.6 km
5 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

356m

Post office

Nearby shops

Sainsbury's Bush Hill Park Local341 m
Costcutter342 m
Lifestyle Express368 m
The Co-operative Food461 m

Nearby cafes

La Baguette351 m
Bush Hill Park Cafe375 m
George's419 m
Coffee @ 105921 m

Nearby restaurants

Pizza GoGo472 m
Greggs565 m

Nearby pubs

Bush Hill Park312 m
The Lincoln897 m

Nearby gyms

The Fitness Station284 m
Bush Hill Park Club669 m

Nearby pharmacies

Hayward Pharmacy374 m

Nearby health

Enfield Osteopathic Clinic444 m
Food hygiene (5-star)50% of 54

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

GLISTEN DETAILING LIMITED
MIDNIGHT PEAK LTD
SIDNEY AVENUE MANAGEMENT LIMITED
WATCH SHORTS LTD

Investment

Investment grade, yield and market outlook

39

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

43.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,071m
Crossrail 2 route5,671m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,014 nationally

1,389

Est. population

11,183/km²

59%

Employed

40%

Degree educated

£41,800

Median income

3.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

27%
17%
21%
19%
16%
Under 1827%
18–3417%
35–4921%
50–6419%
65+16%

Tenure

39%
41%
17%
Own outright39%
Own (mortgage)41%
Private rent17%
Social rent3%
Shared ownership0%

Ethnicity

40%
21%
White British40%
White Other21%
Asian11%
Black11%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine17%
No car household16%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent17%
Social rent3%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
39
Planning apps (3 years)
9
Local approval rate
87%
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)
7
Largest scheme
123 homes · FORMER RAILWAY LAND OFF, FORMER RAILWAY LAND OFF, BURY STREET, ST EDMUNDS ROAD (REAR OF 13-73), N9
Pipeline pressure
NONE

Named schemes (500m)

78, 78, THIRD AVENUE, EN111 homes
completed
8, 8, Oakwood Parade, Queens Anne's Place, EN1 2PX9 homes
completed
131-137, 131-137, ST MARKS ROAD, ENFIELD, EN1 1BA7 homes
completed
Land at rear of, 83-85, Land at rear of, 83-85, St Marks Road, EN14 homes
completed
68, 68, Chatsworth Drive, EN1 1EZ2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.9%
Ward turnout
42%
Election year
2022
MP
Feryal Clark (Labour)
MP majority
12,736
Constituency
Enfield North

Councillors

James HockneyConservative
Peter David FallartConservative
Pat GregoryConservative

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Key facts for EN1 2LR

Full postcodeEN1 2LR
Postcode districtEN1
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.638827
Longitude-0.067543
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