Bush Hill Park · Enfield · Edmonton and Winchmore Hill constituency · 51.63620, -0.07414

EN1 2RT— Bush Hill Park, Enfield

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

The family fortress

 

Schools 100%Safety 81/100Transport 27/100Yield 3.85%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
58
Safety
81
Schools
95
Transport
27
Environment
74
Investment
46

The bottom line

EN1 2RT 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: 58 min to victoria — above average for this zone and 2 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 2RT 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 2RT meets your needs.

Location

EN1 2RT

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+3.6% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for EN1 2RT

🛡️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 2RT with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How EN1 2RT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Raglan Infant School

Outstanding · Inspected Jul 2024 · 1 min walk

★★

Secondary

The Latymer School

Good · Inspected Mar 2022 · 14 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 · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.4 incidents per 1,000 residents

Better than 51% of London
→ Stable

-14% vs borough

Crime by type

Other25%
Violence & sexual offences24%
Vehicle crime19%
Anti-social behaviour16%
Burglary9%
Theft5%
Drug offences1%
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 · 1.1km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area125.5 m²

EPC breakdown

C
1%
D
3%
E
3%
F
1%

Based on 8 properties · Confidence: low

Street mix

Semi 67%Terraced 33%

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£313,750
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, no insulation (assumed)
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

1995–2017 · CAGR

+8%

Total change

+445%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.1%

per year

Acceleration

-31.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached66.7%
Terraced33.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£110k£140k+27.2%1.3
Post-dot-com plateau2001–2003£200k£281k+40.5%1
Pre-crash peak2005–2007£340k£430k+26.5%1.7
GFC & correction2010–2012£435k£362k-16.8%1.3
Help-to-Buy recovery2013–2016£410k£646k+57.6%1.3
Brexit uncertainty2017–2017£600k£600k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.8% alpha

Semi-detached-0.8% α
Local
7.7%
District
8.5%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

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

12

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria ★58 min
Waterloo65 min ↑
Canary Wharf71 min ↑
City63 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)30
Nearest car park445m
Santander docks (800m)0
Nearest cycle dock6.6 km

Nearby car parks

🅿️
Bush Hill Park Station30 spaces
724m

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: 11.8 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.7 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

THE TOWN SURGERY LTD

37 CECIL ROAD, EN2 6TJ

23 min walk

74%

Recommend GP

74%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

7

Care homes (1km)

Nearest hospitalNorth London Hospice Winchmore Hill · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Stag & Hounds (285 m)

Nearest supermarketCo-Operative · 1.2 km
11 tennis courts2 swimming pools3 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)

656m

Post office

Nearby shops

Costcutters552 m
Lifestyle Express658 m
Sainsbury's Bush Hill Park Local709 m
Costcutter717 m

Nearby cafes

Euro Cafe560 m
Bush Hill Park Cafe684 m
La Baguette748 m
George's844 m

Nearby restaurants

Greggs313 m
Domino's549 m
Pizza GoGo911 m

Nearby pubs

Stag & Hounds285 m
The Beehive332 m
Bush Hill Park700 m

Nearby gyms

The Fitness Station648 m
Enfield Chase Tennis Club842 m
Bush Hill Park Club855 m
Enfield Cricket Club1.2 km

Nearby pharmacies

Lamis470 m
Hayward Pharmacy659 m

Nearby health

Enfield Osteopathic Clinic870 m
Food hygiene (5-star)51% of 41

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

A

High street health

Registered businesses

CENTURY LETTINGS LTD
DIRECT AFFAIRS LTD
GRUKUS LTD
LA FORTUNA POLO LTD
MOOTER LIMITED

+2 more

Investment

Investment grade, yield and market outlook

46

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

33.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,723m
Crossrail 2 route5,448m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,169 nationally

1,562

Est. population

5,253/km²

52%

Employed

35%

Degree educated

£43,500

Median income

3.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

61

Community stability

Age profile

19%
15%
17%
21%
29%
Under 1819%
18–3415%
35–4917%
50–6421%
65+29%

Tenure

54%
33%
Own outright54%
Own (mortgage)33%
Private rent12%
Social rent1%
Shared ownership0%

Ethnicity

49%
19%
White British49%
White Other19%
Asian11%
Black6%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine16%
No car household19%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent12%
Social rent1%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
8
Local approval rate
71%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
80 homes · FULLERS NURSERY, FULLERS NURSERY, CHURCH STREET, N9
Pipeline pressure
NONE

Named schemes (500m)

Bury Lodge Depot, Bury Street West, N9 9LA50 homes
completed
Bury Street West, London, N9 9JJ3 homes
completed
31, 31, Manorway, EN1 2JD2 homes
completed
37, 37, CRAWLEY ROAD, ENFIELD, EN1 2NG2 homes
completed
10-11 & 12 Cambridge Terrace, 10-11 & 12 Cambridge Terrace, Bury Street West, N9 9JJ2 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

Live in EN1 2RT? 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 2RT.
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 2RT

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

No spam. Unsubscribe anytime.

Key facts for EN1 2RT

Full postcodeEN1 2RT
Postcode districtEN1
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.636202
Longitude-0.074143
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
Survey