Bush Hill Park · Enfield · Enfield North constituency · 51.64549, -0.07311

EN1 2QL— Bush Hill Park, Enfield

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 30/100Yield 3.85%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
61
Safety
80
Schools
60
Transport
30
Environment
72
Investment
51

The bottom line

EN1 2QL 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.

Check your dealbreakers

Toggle the things that matter to you — see how EN1 2QL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how EN1 2QL meets your needs.

Location

EN1 2QL

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 2QL

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare EN1 2QL with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How EN1 2QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

George Spicer Primary School

Not yet inspected · 9 min walk

KS2: 105.3

—

Secondary

Enfield Grammar School

Not yet inspected · 14 min walk

P8: -0.03A8: 48.8

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 57 min walk

4 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)

2

Incidents (5yr)

Nearest station: Edmonton Fire Station · 2.1km

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area117.9 m²

EPC breakdown

C
5%
D
6%
E
2%
F
2%

Based on 15 properties · Confidence: medium

Street mix

Semi 22%Terraced 39%Detached 33%Flat 6%

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£294,750
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)
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

1996–2023 · CAGR

+6.3%

Total change

+424%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.6%

per year

Acceleration

-241.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 18 sales

Property Type Mix

Total: 18 sales

Detached33.3%
Semi-detached22.2%
Terraced38.9%
Flat/maisonette5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£118k£240k+103.4%1.8
Post-dot-com plateau2003–2004£343k£400k+16.7%1.5
Pre-crash peak2006–2007£308k£342k+11.1%1
GFC & correction2009–2011£250k£733k+193%1
Help-to-Buy recovery2015–2015£320k£320k+0%1
Rate-rise correction2022–2023£975k£618k-36.6%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
6 min walk
Enfield Town Rail StationWeaver
11 min walk
Southbury Rail StationGreater Anglia · Weaver
18 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
30 min walk
Silver Street Rail StationWeaver · Greater Anglia
43 min walk
No bus stops within 400m

24

Walkability score

23

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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)30
Nearest car park354m
Santander docks (800m)0
Nearest cycle dock7.3 km

Nearby car parks

🅿️
Bush Hill Park Station30 spaces
428m
🅿️
Palace Exchange Car Park· yes
769m

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed462 Mbps
Median download434 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: 12.9 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

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

14 min walk

0

GPs within 1km

2

Dentists within 1km

9

Care homes (1km)

Nearest hospitalSt Michael's Community Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

1

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

24

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Bush Hill Park (534 m)

Nearest supermarketBooze Store · 761 m
17 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)

481m

Post office

Nearby shops

Bush Hill Supermarket244 m
Lifestyle Express470 m
Sainsbury's Bush Hill Park Local502 m
Costcutter504 m

Nearby cafes

Coffee @ 105258 m
Bush Hill Park Cafe461 m
George's500 m
La Baguette510 m

Nearby restaurants

Pizza GoGo506 m
The Original George's Fish Bar773 m
Oriental Chef781 m
Savoy Spice799 m

Nearby pubs

Bush Hill Park534 m
The Lincoln554 m
The Goose at the George923 m
The Taps984 m

Nearby gyms

Bush Hill Park Club184 m
Enfield Cricket Club257 m
Enfield Chase Tennis Club463 m
The Fitness Station552 m

Nearby pharmacies

Hayward Pharmacy465 m
Healthfare832 m
Superdrug861 m

Nearby health

Enfield Osteopathic Clinic492 m
Food hygiene (5-star)64% of 44

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

OBENNETT TM SOLUTIONS LTD
ROLJAN INVESTMENTS 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

31.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,757m
Crossrail 2 route6,455m

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)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
37
Planning apps (3 years)
12
Local approval rate
78%
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)
10
Largest scheme
90 homes · ALLOTMENTS, ALLOTMENTS, LINCOLN ROAD, EN1
Pipeline pressure
NONE

Named schemes (500m)

ALLOTMENTS, ALLOTMENTS, LINCOLN ROAD, EN190 homes
completed
Wellington House, 3, Wellington House, 3, Wellington Road, EN1 2PB14 homes
completed
8A, 8A, VILLAGE ROAD, ENFIELD, EN1 2DH12 homes
completed
BELMONT HOUSE AND GARAGES OPPOSITE, 2-24, BELMONT HOUSE AND GARAGES OPPOSITE, 2-24, CHARLES STREET, EN110 homes
completed
22-24, 22-24, LINCOLN ROAD, ENFIELD, EN1 2RX6 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

Live in EN1 2QL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for EN1 2QL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Enfield with nearby boroughs:

Enfield vs HaringeyEnfield vs BarnetEnfield vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track EN1 2QL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for EN1 2QL

Full postcodeEN1 2QL
Postcode districtEN1
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.645493
Longitude-0.073114
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