Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63806, -0.06691

EN1 2LS— Bush Hill Park, Enfield

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

The family fortress

 

Schools 100%Safety 82/100Transport 29/100Yield 3.85%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
82
Schools
90
Transport
29
Environment
77
Investment
48

The bottom line

EN1 2LS 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 catches: 62 min to victoria — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

EN1 2LS

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-10.0% vs London avg

Deep-dive guides for EN1 2LS

🛡️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 2LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Raglan Junior School

Not yet inspected · Inspected Jan 2025 · 5 min walk

KS2: 107.0

★★

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.7 incidents per 1,000 residents

Better than 55% of London
→ Stable

-20% vs borough

Crime by type

Violence & sexual offences29%
Other28%
Vehicle crime13%
Anti-social behaviour11%
Burglary7%
Drug offences6%
Theft3%
Robbery3%

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 · 1.2km

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area87.3 m²

EPC breakdown

D
2%
F
1%

Based on 3 properties · Confidence: low

Street mix

Semi 39%Terraced 62%

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£218,250
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, 200 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

1998–2024 · CAGR

+5%

Total change

+256%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.0%

per year

Acceleration

-47.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached38.5%
Terraced61.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£132k£132k+0%1
Post-dot-com plateau2001–2004£152k£268k+76%2.5
Pre-crash peak2005–2007£250k£325k+30%1
GFC & correction2008–2008£322k£322k+0%1
Help-to-Buy recovery2014–2014£400k£400k+0%1
Rate-rise correction2023–2023£540k£540k+0%1
Current market2024–2024£470k£470k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
5 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
19 min walk
Southbury Rail StationGreater Anglia · Weaver
19 min walk
Enfield Town Rail StationWeaver
22 min walk
Silver Street Rail StationWeaver · Greater Anglia
33 min walk
No bus stops within 400m

21

Walkability score

40

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 park229m
Santander docks (800m)0
Nearest cycle dock6.7 km

Nearby car parks

🅿️
Bush Hill Park Station30 spaces
505m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.1 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

26 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 · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bush Hill Park (407 m)

Nearest supermarketExpress Supermarket · 1.1 km
9 tennis courts1 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)

451m

Post office

Nearby shops

Sainsbury's Bush Hill Park Local436 m
Costcutter437 m
Lifestyle Express464 m
The Co-operative Food540 m

Nearby cafes

La Baguette444 m
Bush Hill Park Cafe471 m
George's507 m
Coffee @ 1051.0 km

Nearby restaurants

Greggs511 m
Pizza GoGo556 m

Nearby pubs

Bush Hill Park407 m
The Lincoln975 m

Nearby gyms

The Fitness Station380 m
Bush Hill Park Club765 m

Nearby pharmacies

Hayward Pharmacy469 m

Nearby health

Enfield Osteopathic Clinic531 m
Food hygiene (5-star)52% of 46

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

ORAZIO CAFFE NAPOLI LTD
ORAZIO ICECREAM LTD
ORAZIO WHIPPY LTD

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

40.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,993m
Crossrail 2 route5,582m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,812 nationally

1,482

Est. population

7,391/km²

61%

Employed

36%

Degree educated

£43,500

Median income

4.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

22%
18%
18%
23%
19%
Under 1822%
18–3418%
35–4918%
50–6423%
65+19%

Tenure

45%
38%
15%
Own outright45%
Own (mortgage)38%
Private rent15%
Social rent2%

Ethnicity

37%
19%
17%
White British37%
White Other19%
Asian13%
Black10%
Mixed4%
Other17%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household15%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Private rent15%
Social rent2%

vs. London

Income vs London+3.6%

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)
35
Planning apps (3 years)
5
Local approval rate
91%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

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)

FORMER RAILWAY LAND OFF, FORMER RAILWAY LAND OFF, BURY STREET, ST EDMUNDS ROAD (REAR OF 13-73), N9123 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
SHOWROOM, OAKWOOD PARADE, SHOWROOM, OAKWOOD PARADE, QUEEN ANNES PLACE, ENFIELD, EN1 2PX2 homes
completed
10, 10, ALBERTA ROAD, ENFIELD, EN1 1JB2 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 2LS

Full postcodeEN1 2LS
Postcode districtEN1
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.638062
Longitude-0.066911
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
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