Bush Hill Park · Enfield · Enfield North constituency · 51.63785, -0.06907

EN1 2NL— Bush Hill Park, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 29/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
85
Schools
90
Transport
29
Environment
69
Investment
41

The bottom line

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

Less suited to Car-free commuters.

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Location

EN1 2NL

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 2NL

🛡️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 2NL 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 · 3 min walk

KS2: 107.0

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 17 min walk

P8: +0.74A8: 81.0

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 47 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

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 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,927/m²
Price per ft²£551/ft²
Avg floor area91.7 m²

EPC breakdown

C
6%
D
20%
E
3%

Based on 29 properties · Confidence: medium

Street mix

Semi 10%Terraced 90%

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£229,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.3%

Total change

+492%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.1%

per year

Acceleration

-21.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £125k–£150k · 48 sales

Property Type Mix

Total: 48 sales

Semi-detached10.4%
Terraced89.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£91k£175k+92.3%2.2
Post-dot-com plateau2001–2004£170k£260k+52.9%1.7
Pre-crash peak2005–2007£251k£300k+19.5%3
GFC & correction2008–2012£320k£320k+0%1.3
Help-to-Buy recovery2014–2016£405k£488k+20.5%1
Brexit uncertainty2017–2018£525k£490k-6.7%1
Pandemic surge2020–2021£525k£539k+2.6%2
Rate-rise correction2022–2023£570k£570k+0%2
Current market2024–2025£620k£539k-13.1%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
5.6%
District
6.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
5 min walk
Edmonton Green Rail StationGreater Anglia · Weaver
19 min walk
Southbury Rail StationGreater Anglia · Weaver
21 min walk
Enfield Town Rail StationWeaver
22 min walk
Silver Street Rail StationWeaver · Greater Anglia
32 min walk
No bus stops within 400m

34

Walkability score

36

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 park240m
Santander docks (800m)0
Nearest cycle dock6.7 km

Nearby car parks

🅿️
Bush Hill Park Station30 spaces
486m

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 AONB8% green spaceTree canopy: 64%
Below average green space

Nearest SSSI: Chingford Reservoirs SSSI — 3.3 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

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

9

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.3 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)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bush Hill Park (410 m)

Nearest supermarketCo-Operative · 1.2 km
5 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)

421m

Post office

Nearby shops

Lifestyle Express431 m
Sainsbury's Bush Hill Park Local433 m
Costcutter438 m
The Co-operative Food594 m

Nearby cafes

Bush Hill Park Cafe446 m
La Baguette457 m
George's538 m
Coffee @ 1051.0 km

Nearby restaurants

Greggs424 m
Pizza GoGo598 m

Nearby pubs

Bush Hill Park410 m
Stag & Hounds679 m
The Beehive726 m
The Lincoln1.0 km

Nearby gyms

The Fitness Station369 m
Bush Hill Park Club718 m

Nearby pharmacies

Hayward Pharmacy435 m

Nearby health

Enfield Osteopathic Clinic565 m
Food hygiene (5-star)55% of 40

Business

Local businesses registered here

Active businesses
2
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

ELITE EVENTS & EXHIBITIONS SERVICES LIMITED
TCBUILDING PROFESSIONALS LTD

Investment

Investment grade, yield and market outlook

41

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months2

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

17/100

Velocity score

Future outlook

51.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,948m
Crossrail 2 route5,574m

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)
4
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
41
Planning apps (3 years)
7
Local approval rate
85%
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)
9
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)

8, 8, Oakwood Parade, Queens Anne's Place, EN1 2PX9 homes
completed
131-137, 131-137, ST MARKS ROAD, ENFIELD, EN1 1BA7 homes
completed
4, 4, EDWARD CLOSE, N9 9JH2 homes
completed
SHOWROOM, OAKWOOD PARADE, SHOWROOM, OAKWOOD PARADE, QUEEN ANNES PLACE, ENFIELD, EN1 2PX2 homes
completed
8A, Queen Annes Place, EN1 2PT2 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 2NL

Full postcodeEN1 2NL
Postcode districtEN1
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.637845
Longitude-0.069073
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