Bush Hill Park · Enfield · Enfield North constituency · 51.64109, -0.07375

EN1 2NZ— Bush Hill Park, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 33/100Yield 3.85%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
80
Schools
90
Transport
33
Environment
67
Investment
51

The bottom line

EN1 2NZ 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: 56 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

EN1 2NZ

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-7.4% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for EN1 2NZ

🛡️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 2NZ 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 · 6 min walk

KS2: 107.0

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 21 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 · 51 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.3 incidents per 1,000 residents

Better than 76% of London
↑ Rising 328.6%

from a low base — still below London average

-55% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour22%
Other20%
Burglary17%
Vehicle crime10%
Drug offences5%
Theft2%
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 · 1.6km

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area54.1 m²

EPC breakdown

C
4%
D
16%
E
2%
G
1%

Based on 23 properties · Confidence: medium

Street mix

Flat 100%

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£135,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2020 · CAGR

+7%

Total change

+442%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.5%

per year

Acceleration

-33.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£60k£85k+41.7%1
Post-dot-com plateau2001–2003£111k£135k+21.9%1.7
Pre-crash peak2006–2007£160k£162k+1.2%1.5
GFC & correction2008–2011£159k£169k+6.3%1
Help-to-Buy recovery2015–2015£275k£275k+0%2
Brexit uncertainty2017–2018£250k£330k+32%1
Pandemic surge2020–2020£325k£325k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
6.7%
District
7.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position40

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
Enfield Town Rail StationWeaver
16 min walk
Southbury Rail StationGreater Anglia · Weaver
21 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
25 min walk
Silver Street Rail StationWeaver · Greater Anglia
37 min walk
No bus stops within 400m

25

Walkability score

22

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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)30
Nearest car park287m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
Bush Hill Park Station30 spaces
287m

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: 12.4 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 91% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.6 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

20 min walk

0

GPs within 1km

2

Dentists within 1km

7

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 2.2 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

39

Parks (1km)

1

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

20

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Bush Hill Park (348 m)

Nearest supermarketCo-Operative · 741 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)

251m

Post office

Nearby shops

Lifestyle Express242 m
Sainsbury's Bush Hill Park Local331 m
Costcutter341 m
The Co-operative Food552 m

Nearby cafes

Bush Hill Park Cafe266 m
La Baguette377 m
George's458 m
Coffee @ 105695 m

Nearby restaurants

Pizza GoGo519 m
Domino's744 m
Greggs789 m

Nearby pubs

Bush Hill Park348 m
Stag & Hounds699 m
The Beehive789 m
The Lincoln858 m

Nearby gyms

Bush Hill Park Club313 m
The Fitness Station313 m
Enfield Chase Tennis Club417 m
Enfield Cricket Club659 m

Nearby pharmacies

Hayward Pharmacy238 m
Lamis669 m

Nearby health

Enfield Osteopathic Clinic476 m
Food hygiene (5-star)58% of 40

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

KENWOOD MANSIONS LIMITED

Investment

Investment grade, yield and market outlook

51

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Future outlook

32.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,266m
Crossrail 2 route5,978m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,702 nationally

1,802

Est. population

5,986/km²

47%

Employed

42%

Degree educated

£38,900

Median income

5.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

48

Community stability

Age profile

17%
16%
19%
18%
31%
Under 1817%
18–3416%
35–4919%
50–6418%
65+31%

Tenure

40%
24%
28%
Own outright40%
Own (mortgage)24%
Private rent28%
Social rent6%
Shared ownership1%
Rent free1%

Ethnicity

54%
20%
White British54%
White Other20%
Asian6%
Black7%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine14%
No car household31%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Private rent28%
Social rent6%

vs. London

Income vs London-7.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
44
Planning apps (3 years)
11
Local approval rate
77%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
31 homes · 96-98, 96-98, VILLAGE ROAD, EN1
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
Feryal Clark (Labour)
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 2NZ

Full postcodeEN1 2NZ
Postcode districtEN1
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.641088
Longitude-0.073748
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