Bush Hill Park · Enfield · Enfield North constituency · 51.64130, -0.07731

EN1 2SG— Bush Hill Park, Enfield

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

Under-the-radar value

 

Schools 100%Safety 80/100Transport 30/100Yield 4.70%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
80
Schools
100
Transport
30
Environment
67
Investment
45

The bottom line

EN1 2SG offers exceptional schools (100% Good/Outstanding) and low crime at £370,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 56 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

EN1 2SG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-28.8% vs London avg
vs London income-7.4% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for EN1 2SG

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

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“Under-the-radar value”

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How EN1 2SG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Raglan Infant School

Outstanding · Inspected Jul 2024 · 8 min walk

—

Secondary

Enfield Grammar School

Not yet inspected · 17 min walk

P8: -0.03A8: 48.8

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 50 min walk

2 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Edmonton Fire Station · 1.7km

Crime is 49% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£370,000

Median sale price

Bottom 25% — 29% below London median

£370,000 is 29% below the London median (£520,000)

-9.2%

This year

Flat

Dominant type

Price history

5-year change
-7.5%
Sales (24 months)5
New build0.0%
Avg flat£370,000
Price per m²£5,649/m²
Price per ft²£525/ft²
Avg floor area66.3 m²

EPC breakdown

B
1%
C
19%
D
7%
E
9%

Based on 36 properties · Confidence: high

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

Stamp duty

Standard buyer£6,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.5×

Price-to-income

£1,851/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£165,750
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (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

1995–2026 · CAGR

+4.4%

Total change

+278%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.6%

per year

Acceleration

-21.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 70 sales

Property Type Mix

Total: 70 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£98k£155k+58.2%5.3
Post-dot-com plateau2001–2004£166k£236k+42.3%3
Pre-crash peak2005–2007£245k£255k+3.9%1.7
GFC & correction2010–2012£258k£260k+1%2
Help-to-Buy recovery2014–2016£335k£375k+11.9%2
Brexit uncertainty2017–2019£406k£405k-0.2%2.3
Pandemic surge2021–2021£400k£400k+0%1
Rate-rise correction2022–2023£425k£375k-11.8%1
Current market2024–2026£360k£370k+2.8%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
4.8%
District
5.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
7 min walk
Enfield Town Rail StationWeaver
15 min walk
Southbury Rail StationGreater Anglia · Weaver
24 min walk
Edmonton Green Rail StationWeaver · Greater Anglia
27 min walk
Silver Street Rail StationWeaver · Greater Anglia
38 min walk
No bus stops within 400m

23

Walkability score

35

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

2

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)30
Nearest car park516m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
Bush Hill Park Station30 spaces
516m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 12.3 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 88% of London

Nearest SSSI: Chingford Reservoirs SSSI — 3.9 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

15 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 · 2.1 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

36

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

23

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bush Hill Park (592 m)

Nearest supermarketCo-Operative · 568 m
16 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)

493m

Post office

Nearby shops

Lifestyle Express482 m
Sainsbury's Local545 m
Sainsbury's Bush Hill Park Local571 m
Costcutter582 m

Nearby cafes

Bush Hill Park Cafe503 m
Euro Cafe614 m
La Baguette615 m
George's688 m

Nearby restaurants

Domino's596 m
Pizza GoGo743 m
Greggs903 m
Oriental Chef1.1 km

Nearby pubs

Bush Hill Park592 m
Stag & Hounds657 m
The Beehive754 m

Nearby gyms

Enfield Chase Tennis Club234 m
Bush Hill Park Club418 m
The Fitness Station559 m
Enfield Cricket Club619 m

Nearby pharmacies

Hayward Pharmacy477 m
Lamis537 m
Superdrug1.2 km
Healthfare1.2 km

Nearby health

Enfield Osteopathic Clinic703 m
Food hygiene (5-star)62% of 39

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AVC 2018 LTD
KEADY ASSOCIATES LIMITED
SHAYDEE LTD

Investment

Investment grade, yield and market outlook

45

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score13/100
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

41.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,263m
Crossrail 2 route6,047m

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%
Price vs London-28.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
10
Local approval rate
63%
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)
2
Largest scheme
90 homes · ALLOTMENTS, ALLOTMENTS, LINCOLN ROAD, EN1
Pipeline pressure
NONE

Named schemes (500m)

96-98, 96-98, VILLAGE ROAD, EN131 homes
completed
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
107, 107, Park Avenue, EN1 2BD3 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£370,000)

£6,000

Standard buyer

£0

First-time buyer

Save £6,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for EN1 2SG

Full postcodeEN1 2SG
Postcode districtEN1
BoroughLondon Borough of Enfield
WardBush Hill Park
Latitude51.641299
Longitude-0.077309
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